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 the review agency responses to the above named development application that have been received to-date by Planning and Community Development.

You are encouraged to directly contact those agencies that did provide review comments if the comments require additional 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 [email protected] 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 development application for Jackson Ranch Filing No. 4 Final Plat and has the following comments of behalf of El Paso County 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 the intersection 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 will be utilized as open space and drainage facilities to be owned and maintained by the property owners association.

The 2013 El Paso County Parks Master Plan shows no regional trails running through or directly adjacent 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 proposed Hodgen Road and Roller Coaster Road Bicycle Routes are located approximately .75-mile southeast of the 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 Run Grasslands 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 [email protected] Cc: [email protected]

EL PASO COUNTY PUBLIC HEALTH Please accept the following comments from El Paso County Public Health regarding the project referenced above:

 The proposed 8 lot (2.5 acre+ minimum lot size) rural residential development will be provided water from individual private wells. Wastewater treatment will be by onsite wastewater treatment systems (OWTS).

 There is a finding for sufficiency in terms of water quality based upon the results found in the July 10, 2014, Mountain States Accutest Laboratories technical report, and the Hazen Research Inc., report dated July 17, 2014.

 The December 5, 2013, Entech Engineering Soil, Geology, Geologic Hazard, and Wastewater Study Report, and The Entech Engineering Soil, Geology, Geologic Hazard, and Wastewater Study Report dated February 3, 2016 were reviewed to determine the feasibility of using wastewater treatment through onsite wastewater treatment systems. The referenced reports supported the use of onsite wastewater treatment systems for this proposed development project. Review of the soil percolation test results supported the installation of conventional Treatment Level 1 onsite wastewater treatment systems; however, the soil test results showed highly variable soils, a wide range of percolation rates, and a fluctuating level of bedrock between 8’ – 15’. Therefore, it is anticipated that there will be the need for some professionally designed Treatment Level 2 or possibly higher onsite wastewater treatment systems on some of the proposed lots. In all cases the onsite wastewater treatment systems must comply with Chapter 8 of the El Paso County Board of Health Regulations. Each individual lot requires a soil test in the proposed soil treatment area as part of the permitting process by El Paso County Public Health.

 Radon resistant construction building techniques/practices are encouraged to be used in this area. The EPA has determined that Colorado, and the El Paso County area, have potentially higher radon levels than other areas of the country.

 Earthmoving activity in excess of one acre, but less than twenty-five acres, will require a Construction Activity Permit from El Public Health. Go to http://www.elpasocountyhealth.org/service/air-quality for more information.

 El Paso County Public Health encourages planned walk-ability of residential communities. Please consider appropriate connections to commercial areas through the use of sidewalks, and bike trails. Walk- ability features help in the effort to reduce obesity and associated heart diseases.

Mike McCarthy, R.E.H.S. El Paso County Public Health Environmental Health Division 719.575.8602 [email protected] 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 your referral dated June 8, 2017 concerning the above referenced proposal to subdivide 31.18 acres into 8 rural residential single-family lots at a minimum lot size of 2.5 acres each and two open space & drainage tract. Residential lots will be served by individual on-lot wells and septic systems.

W a t erS u pp l yD e ma n d According to the water supply plan each lot will use 0.7 acre-feet per year for 300 years, which consists of 0.35 acre-feet for in-house uses, 0.3 acre-feet for the irrigation of 5,000 square feet of home lawns or gardens, and 0.05 acre-feet for use in a water feature. The total water requirement for all 8 lots will be 5.6 acre-feet per year.

So ur ce of W a t er S u p p l y Based on the information provided, the proposed source of water is on-lot wells producing from the not-nontributary Dawson aquifer that will operate pursuant to the augmentation plan decreed in Division 1 Water Court in consolidated case nos. 15CW3119 (Division 1) and 15CW3047 (Division 2)(“Augmentation Decree”).

According to the Augmentation Decree, 13.3 acre-feet per year over a 300 year period and 14.25 acre-feet per year over a 100 year period of not-nontributary Dawson aquifer groundwater decreed in case nos. 08CW206, 08CW315, 08CW316, 08CW317, 08CW318 and 08CW319 will be augmented. The Augmentation Decree also amended the prior decrees to allow the decreed water to be withdrawn from any of the lands claimed by the decrees.

The annual amount of 13.3 acre-feet is to be used to serve 19 residential lots through individual wells, with each well limited to an annual amount of 0.70 acre-feet/year. According to the water supply plan, 8 of the 19 augmented wells will be used to serve this subdivision. The allowed average annual amount of withdrawal associated with the 8 wells is 5.6 acre-feet. The proposed uses are allowed by the Augmentation Decree.

The proposed source of water for this subdivision is a bedrock aquifer in the Denver Basin. The State Engineer’s Office does not have evidence regarding the length of time for which this source will be a physically and economically viable source of water. According to 37-90- 137(4)(b)(I), C.R.S., “Permits issued pursuant to this subsection (4) shall allow withdrawals on the basis of an aquifer life of one hundred years.” Based on this a ll oca t i on approach, the annual amounts of water decreed in case nos. 08CW206, 08CW315, 08CW316, 08CW317, 08CW318 and 08CW319 are equal to one percent of the total amount, as determined by rules 8.A and 8.B of the Statewide Nontributary Ground Water Rules, 2 CCR 402-7. Therefore, the water may be withdrawn in those annual amounts for a maximum of 100 years.

In the El Paso County Land Development Code, effective November, 1986, Chapter 5, Section 49.5, (D), (2) states:

“- Finding of Sufficient Quantity - The water supply shall be of sufficient quantity to meet the average annual demand of the proposed subdivision for a period of three hundred (300) years.”

The State Engineer’s Office does not have evidence regarding the length of time for which this source will “meet the average annual demand of the proposed subdivision.” However, treating El Paso County’s requirement as an allocation approach based on three hundred years, the augmentation plan allows for the withdrawal of the 5.6 acre-feet per year for a maximum of 300 years.

Applications for on lot well permits, submitted by an entity other than the current decree holder (Morgan and Christine Brown, Gwilym Brown, Marlene Brown and Marshal and Sara Brown), must include evidence that the applicant has acquired the right to the portion of water being requested on the application.

The applicant should be aware that any proposed detention pond for this project, must meet the requirements of a “storm water detention and infiltration facility” as defined in section 37-92-602(8), Colorado Revised Statutes, to be exempt from administration by this office. The applicant should review DWR’s Administrative Statement Regarding the Management of Storm Water Detention Facilities and Post-Wildland Fire Facilities in Colorado to ensure that the notification, construction and operation of the proposed structure meets statutory and administrative requirements. The applicant is encouraged to use Colorado Stormwater Detention and Infiltration Facility Notification Portal, located at h tt ps : //mape r t u r e . digi t alda t ase rv i c es . c om/g v h/ ?v ie w e r = c swdi f, to meet the notification requirements.

S t a t e Engin ee r ’s O ff i ce Op ini on Based upon the above and pursuant to Section 30-28-136(1)(h)(I), C.R.S., it is our opinion that the proposed water supply is adequate and can be provided without causing injury to decreed water rights.

Our opinion that the water supply is adequate is based on our determination that the amount of water required annually to serve the subdivision is currently physically available, based on current estimated aquifer conditions.

Our opinion that the water supply can be provided without causing injury is based on our determination that the amount of water that is legally available on an annual basis, according to the statutory allocation approach, for the proposed uses is greater than the annual amount of water required to supply existing water commitments and the demands of the proposed subdivision.

Our opinion is qualified by the following: The Division 1 Water Court has retained jurisdiction over the final amount of water available pursuant to the above-referenced decree, pending actual geophysical data from the aquifer.

The amounts of water in the Denver Basin aquifers, and identified in this letter, are calculated based on estimated current aquifer conditions. For planning purposes the county should be aware that the economic life of a water supply based on wells in a given Denver Basin aquifer may be less than the 100 years (or 300 years) used for allocation due to anticipated water level declines. We recommend that the county determine whether it is appropriate to require development of renewable water resources for this subdivision to provide for a long-term water supply.

Should you have any questions, please contact me at 303-866-3581 x8265. Sincerely,

Joanna Williams, P.E. Water Resource Engineer

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. Vierzba Larry 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 [email protected] 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.

1. 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).

8 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