Dave Gorman PE
12/12/17
Dave Gorman PE
MVE Inc. Engineering
1903 Lelaray Street, Suite 200
Colorado Springs, CO. 80909
Dear Applicant and/or Consultant:
Subject: Jackson Ranch Filing No. 4 (SF-17-016) Review 2
The purpose of this letter is to provide you with thereview agency responses to the above named development application that have been receivedto-date by Planning and Community Development.
You are encouraged to directly contactthose agenciesthat did provide review comments if the comments requireadditional action by the applicant/applicant’s representative. You are also encouraged to directly contact those agencies that did not provide review comments if such response is required by state statutes and the El Paso County Land Development Code.
EL PASO COUNTY PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
Planning
There is a minor comment on red lines remaining.
Please email the SIA, and the Detention Pond Maintenance Agreements (and the exhibits) in Word to for her review.
Engineering
Comment 2: Engineering redline comments on the following pdf documents will be uploaded by the project managers: Construction Drawings, Final Drainage Report,
EL PASO COUNTY COMMUNITY SERVICES DEPARTMENT
Parks
The Planning Division of the Community Services Department has reviewed the developmentapplication for Jackson Ranch Filing No. 4 Final Plat and has the following comments of behalf of El PasoCounty Parks. This application will be presented to the Park Advisory Board on July 12, 2017.
Jackson Ranch Filing No. 4 Final Plat consists of 8 single-family residential lots on 31.18 acres, with an average lot size of 3.16 acres. The property is zoned RR-2.5 and is located northeast of theintersection of Roller Coaster Road and Higby Road.
Open space dedication of 4.55 acres is proposed within Jackson Ranch Filing No. 4 Final Plat,primarily for drainage purposes. However, as part of the Jackson Ranch Amended Preliminary Plan,which was approved by the Board of County Commissioners in 2016, two tracts totaling 14.7 acres willbe utilized as open space and drainage facilities to be owned and maintained by the property ownersassociation.
The 2013 El Paso County Parks Master Plan shows no regional trails running through or directlyadjacent to the proposed subdivision. Fox Run Regional Park is located .8-mile south of the property, as are the proposed Baptist Road Bicycle Route and the proposed Fox Run Regional Trail. The proposedHodgen Road and Roller Coaster Road Bicycle Routes are located approximately .75-mile southeast ofthe property. The proposed Cherry Creek Regional Trail and Highway 105 Bicycle Route are located
approximately 1.10 miles northwest of the property, while the proposed Highway 83 Bicycle Route is 1 mile east. The property is not located within any candidate open space land, although the Fox RunGrasslands Candidate Open Space is located .70 mile south of the property.
Parks staff recommends fees in lieu of land dedication for regional park purposes in the amount
of $3,256.
Recommended Motion: (Final Plat)
Recommend to the Planning Commission and Board of County Commissioners that approval of
the Jackson Ranch Filing No. 4 Final Plat include the following condition: Require fees in lieu of
land dedication for regional park purposes in the amount of $3,256.
Please let me know if you have any questions or concerns.
Sincerely,
Ross A. Williams
Park Planner
Planning Division
Community Services Department
Cc:
EL PASO COUNTY PUBLIC HEALTH
Pleaseaccept the followingcommentsfrom El Paso CountyPublicHealthregarding theprojectreferencedabove:
- The proposed8lot (2.5acre+minimumlotsize)ruralresidentialdevelopmentwillbe providedwaterfrom individualprivatewells.Wastewatertreatmentwill bebyonsitewastewater treatmentsystems(OWTS).
- Thereisafinding forsufficiencyin terms ofwater qualitybased upontheresults found in theJuly10, 2014,Mountain StatesAccutestLaboratories technicalreport,and theHazenResearchInc.,reportdated July17, 2014.
- The December5,2013,EntechEngineering Soil, Geology, GeologicHazard, andWastewater StudyReport, andThe EntechEngineeringSoil, Geology, Geologic Hazard,andWastewaterStudyReportdatedFebruary3, 2016werereviewed to determinethe feasibilityofusingwastewatertreatmentthrough onsitewastewatertreatment systems.The referencedreportssupportedthe useof onsitewastewatertreatment systemsfor thisproposeddevelopmentproject.Reviewofthe soil percolationtestresultssupportedthe installation ofconventional Treatment Level 1 onsitewastewatertreatmentsystems;however,thesoil testresultsshowedhighlyvariablesoils,awiderange of percolationrates,and a fluctuatinglevel ofbedrock between8’– 15’.Therefore, it isanticipated that there will be theneedfor someprofessionallydesigned Treatment Level2or possiblyhigher onsitewastewatertreatmentsystemson some ofthe proposed lots.Inallcases theonsitewastewatertreatmentsystemsmustcomplywithChapter 8of the ElPaso CountyBoard ofHealth Regulations.Eachindividual lot requiresasoil test in the proposed soiltreatment areaaspart ofthe permittingprocessbyEl PasoCountyPublicHealth.
- Radon resistantconstruction building techniques/practicesareencouragedtobeusedin this area. TheEPAhasdeterminedthatColorado, and theElPaso Countyarea, havepotentiallyhigher radonlevelsthan otherareas of thecountry.
- Earthmoving activityin excess of one acre, butless than twenty-fiveacres,will require aConstructionActivityPermit fromElPublic Health.
Go to
- El Paso CountyPublic Healthencouragesplannedwalk-abilityofresidentialcommunities.Please considerappropriate connections tocommercialareasthrough the useof sidewalks, and biketrails. Walk-abilityfeatures help in the effortto reduceobesityand associatedheart diseases.
Mike McCarthy, R.E.H.S.
El Paso CountyPublic HealthEnvironmental Health Division719.575.8602
26June2017
TRI-LAKES MONUMENT FIRE PROTECTION DISTRICT
Tri-Lakes Monument Fire Protection District (TLMFPD) upon review of the proposed building has determined that the proposed design appears to meet the minimum requirements established by the International Fire Code-2009 (IFC-09) and the TLMFPD Local Amendments to the IFC-09.
This site and future structure shall be designed and constructed in accordance with the IFC-09 as adopted and amended locally by the TLMFPD.
Some items of note are:
1. Construction Plans: Approved drawings shall be submitted to this district for review and approval after receiving a preliminary review by the Pikes Peak Regional Building Department.
2. Fire hydrant(s) spacing/location per Appendix B. Additional hydrant(s) required.
3. Hazardous Materials: IFC-09/Appendix H has been adopted and shall be completed and submitted with the construction permit drawings as necessary.
4. IFC-09/Appendix J (Emergency Responder Radio Coverage) is mandatory and adopted by TLMFPD. Building owner must show documentation that emergency responder radios will work inside this building or a radio coverage system must be installed prior to fire final.
5. Fire Protection System(s) shall be reviewed and approved by Colorado Springs Fire Department (CSFD) Construction Services. If applicable.
6. All partials and fire finals are conducted by CSFD and TLMFPD. If applicable.
7. Contractor/Building Owner shall submit a “Contractor’s Material & Test Certificate” for all Underground Piping for Water-Based Fire Systems, Per NFPA 25.
8. Coordination with this site and possible development of nearby site(s) should be considered for fire hydrant placement and spacing.
TRI-LAKES MONUMENT FIRE PROTECTION DISTRICT
15455 Gleneagle Drive, Suite 230 Colorado Springs, CO 80921
Bus: (719) 484-0911 Fax (719) 481-3456 Jamey Bumgarner, Fire Marshal
Chapter 1 – Administration
Chapter 5 – Fire Service Features
Chapter 9 – Fire Protection Systems
Chapter 10 – Means of Egress
Chapter 14 – Fire Safety During Construction & Demolition
Chapter 23 – High-Pile Combustible Storage
Chapter 30 – Compressed Gas
Chapter 46 – Construction Requirements for Existing Buildings
Appendix D – Fire Apparatus Access Roads
Appendix E – Hazard Categories
Appendix F – Hazard Rankings
Appendix G – Cryogenic Fluids – Weight and Volume Equivalents
Appendix H – HMMP and HMIS
Appendix J – Emergency Responder Radio Coverage
Appendix K – Wildland-Urban Interface Requirements
SEE ADDITIONAL INFORMATION IN COMMENT REVIEW
COLORADO DIVISION OF WATER RESOURCES
We have reviewed yourreferraldatedJune 8,2017 concerning the above referenced proposal to subdivide 31.18 acresinto 8rural residential single-family lotsata minimum lot size of2.5 acres each and twoopen spacedrainage tract. Residential lotswill be served by individual on-lot wells and septicsystems.
WaterSupplyDemand
According to thewatersupply planeach lot will use 0.7 acre-feet per yearfor300 years, which consists of0.35 acre-feetfor in-house uses,0.3 acre-feetforthe irrigation of5,000 square feet ofhome lawns orgardens,and 0.05acre-feetforuse in awaterfeature. The total waterrequirementforall8lots will be 5.6acre-feet peryear.
Source of Water Supply
Based onthe information provided,the proposedsource ofwaterison-lotwells producing from thenot-nontributaryDawsonaquiferthatwilloperatepursuanttotheaugmentationplan decreed in Division 1 Water Court in consolidated case nos. 15CW3119 (Division1) and15CW3047(Division2)(“Augmentation Decree”).
AccordingtotheAugmentation Decree,13.3acre-feetperyearovera300 yearperiodand 14.25 acre-feet per year over a 100 year period of not-nontributaryDawson aquifer groundwaterdecreedincase nos.08CW206,08CW315,08CW316,08CW317,08CW318and 08CW319willbeaugmented. TheAugmentationDecreealsoamendedthe priordecreesto allowthedecreedwater tobewithdrawnfromanyof thelandsclaimedbythedecrees.
Theannualamountof13.3acre-feetistobeusedtoserve19residentiallotsthroughindividual wells,witheachwelllimitedtoanannualamount of0.70acre-feet/year.Accordingtothe watersupplyplan,8of the19augmentedwellswillbeusedtoservethissubdivision.The allowedaverageannualamount ofwithdrawalassociatedwiththe8wellsis 5.6acre-feet.The proposedusesareallowedbytheAugmentationDecree.
The proposed source ofwaterforthis subdivision is a bedrock aquifer in the DenverBasin. The State Engineer’s Office does not have evidenceregarding the length oftime forwhich this source will be a physically and economically viable source ofwater.According to 37-90- 137(4)(b)(I),C.R.S.,“Permits issued pursuantto this subsection (4)shall allow withdrawals on the basis ofan aquiferlife ofone hundred years.” Based on thisallocation approach,the annual amounts ofwaterdecreed incase nos.08CW206,08CW315,08CW316,08CW317, 08CW318 and 08CW319 are equal to one percent ofthetotal amount,asdetermined by rules 8.A and 8.Bof the Statewide NontributaryGround Water Rules,2 CCR402-7. Therefore,the watermay be withdrawn in those annual amounts fora maximum of100years.
In theElPaso CountyLand DevelopmentCode,effective November,1986,Chapter5, Section 49.5,(D),(2)states:
“-Finding ofSufficientQuantity -The watersupply shall be ofsufficient quantity to meetthe average annual demand ofthe proposed subdivision fora period of three hundred (300)years.”
The State Engineer’s Office does not have evidenceregarding the length oftime forwhich this source will “meetthe average annual demand ofthe proposed subdivision.” However, treating El Paso County’s requirement as anallocation approach based on three hundred years,the augmentationplan allows forthe withdrawal ofthe 5.6 acre-feet peryearfora maximum of300 years.
Applications foron lot well permits,submitted byan entity otherthan thecurrentdecree holder(Morgan and Christine Brown,Gwilym Brown,Marlene Brown andMarshal and Sara Brown),must include evidence thatthe applicant has acquired the rightto the portion of waterbeing requested on the application.
The applicant should be aware that any proposeddetention pond forthis project,must meet the requirements ofa “storm waterdetention and infiltration facility” asdefined in section 37-92-602(8),ColoradoRevised Statutes,to be exemptfrom administration by this office. The applicant should review DWR’sAdministrativeStatementRegardingtheManagementof StormWaterDetentionFacilitiesandPost-WildlandFireFacilitiesinColorado to ensure that the notification, construction and operation oftheproposed structure meetsstatutory and administrative requirements. The applicantis encouraged to use Colorado StormwaterDetention and Infiltration Facility Notification Portal,located at meetthe notification requirements.
State Engineer’s Office Opinion
Based upon the above and pursuantto Section 30-28-136(1)(h)(I),C.R.S.,it is ouropinion that the proposed watersupply is adequate and can be provided withoutcausing injury to decreed waterrights.
Ouropinion thatthe watersupply isadequateisbased on ourdetermination thatthe amount ofwaterrequired annually to serve the subdivisionis currently physicallyavailable,based on current estimated aquifer conditions.
Ouropinionthatthewatersupplycanbeprovidedwithoutcausinginjuryisbasedonour determinationthattheamountofwaterthatislegallyavailableonanannualbasis,according tothestatutoryallocationapproach,fortheproposedusesisgreaterthantheannualamount ofwaterrequiredtosupplyexistingwatercommitmentsandthedemandsoftheproposed subdivision.
Ouropinion is qualified by the following:
The Division 1 WaterCourt has retained jurisdiction overthe final amount ofwateravailable pursuantto the above-referenced decree,pending actual geophysical data from the aquifer.
Theamounts ofwaterintheDenverBasinaquifers, andidentifiedin this letter,are calculatedbasedonestimatedcurrentaquiferconditions.Forplanning purposesthe county shouldbeawarethattheeconomiclifeofa watersupplybasedon wellsin agiven DenverBasin aquifer maybelessthan the100years(or300years)used for allocation duetoanticipated water level declines. Werecommend thatthecountydetermine whether it isappropriatetorequiredevelopmentofrenewablewaterresourcesforthis subdivision toprovidefor along-termwatersupply.
Should you have any questions,please contact me at303-866-3581 x8265. Sincerely,
Joanna Williams,P.E. Water ResourceEngineer
MOUNTAIN VIEW ELECTRIC
Thank you for the utility easements shown on the plat of Filing #3 and Filing #4. See comments from June 8, 2017 if additional information is needed or contract MVEA
NORTHERN EPC COALITION OF COMMUNITY ORGANIZATIONS, INC
NEPCO is providing the collective input from its membership that includes 8,000 homeowners, 42 HOAs and 18,000 registered voters within and around Monument. The purpose of NEPCO, a volunteer coalition of Homeowner Associations in northern El Paso County, is to promote a community environment in which a high quality of life can be sustained for constituent associations, their members, and families in northern El Paso County. We collectively address growth and land use issues with El Paso County Planners and the Town of Monument, as well as addressing HOA issues of common interest among the members. NEPCO achieves this by taking necessary steps to protect the property rights of the members, encouraging the beautification and planned development and maintenance of northern El Paso County.
NEPCO’s general comments related to “Jackson Creek Filing 4”
1.The Developer adjusted the original plat to accommodate the neighbors in Canterbury Estates by adjusting loot sizes and shifting lot lines. The Developer should be commended for that change.
NEPCO’s final comments:
2. It is NEPCO’s belief that Dark Sky Compliant lighting should be required on all new construction in El Paso County to mitigate the effects of light pollution.
3. NEPCO believes that the highest and best use for this land is single-family residential.
4. Thank you for the opportunity afforded NEPCO to engage in this process to work with the El Paso County to ensure we have planned, responsible growth.
Conclusion:
NEPCO does not have any specific concerns about this development.
Thomas M. VierzbaLarry Oliver
Vice President, NEPCO President, NEPCO
Chairman,
NEPCO Transportation and Land Use Committee
911 AUTHORITY-EL PASO/TELLER COUNTY
No comment for 911. All street names previously approved. Thank you Justin
US POSTAL SERVICE
This development is out of Monument - please contact the Postmaster in Monument
ELPASO COUNTY ENVIRONMENTAL SERVICES
The El Paso County Environmental Division has completed its review of the Jackson Ranch Filing No. 4 SF1716. Our review consisted of the following items: wetlands, federal and state listed threatened or endangered species, general wildlife resources and noxious weeds.
- Information regarding wildlife protection measures shall be provided including fencing requirements, garbage containment, and riparian/wetland protection/buffer zones, as appropriate. Information can be obtained from Colorado Parks and Wildlife.
It is strongly recommended that the applicant obtain the necessary approvals from all federal, state and county agencies as a part of their planning process.
We appreciate the opportunity to comment on this project. If you have any questions or concerns, please contact me at (719) 520-7845.
Comments received from any of the above non-responding agencies following the issuance of this letter will be available for review on the EDARP system.
Due to the number of comments and necessary revisions to the plan(s) an additional detailed review will be necessary. Please address the comments as listed above. A detailed letter needs to accompany the revisions to allow for an expeditious re-review timeframe. The letter should include each comment listed above and, immediately thereafter, include a response from the applicant addressing the comment.
If any review agency has an issue that needs resolution or requires a revision, you will need to upload the necessary documents, drawings, etc., in the form of a resubmittal. If you have any questions pertaining to specific agency comments please contact the appropriate agency directly.
PLEASE NOTE: The application cannot be scheduled for public hearing until and unless a final response has been received by Planning and Community Development from those agencies that are required (pursuant to state statute and the El Paso County Land Development Code) to provide such response (i.e.- State Engineer’s Office, County Attorney’s Office, County Health Department, etc).
This item is tentatively scheduled for the January 2, 2018 Planning Commission hearing, all outstanding issues must be resolved prior to the hearing.
When all the comments have been addressed and corrections made please upload the revised documents as requested through the EDARP system
If you have any questions feel free to contact me at 520-6306.
Best Regards,
Kari Parsons
El Paso County Planning and Community Development Department
cc:Gilbert LaForce PE, Engineering
File:SF-17-016
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