9/07/17

Jerry Hannigan 19360 Spring Valley Road Monument, CO. 80132

Dear Applicant and/or Consultant:

Subject: Abert Preliminary Plan (SP-17-007) Review 1

The purpose of this letter is to provide you with the review agency responses to the above named development application that has been received to-date by Planning and Community Development Department. Please review the EDARP site for updated agency comments.

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 Division

Letter of Intent 1. The preliminary plan application should stand on its own. Do not refer the a rezoning letter of intent as this item may not be heard and approved at the same time the rezoning application is heard. 2. How many lots are you proposing? What is the concurrent rezoning application request for? What size lots are you proposing? 3. Who will own and maintain pond? 4. Are you requesting early grading? If so please state. 5. Is there a minimum lot size proposed with the concurrent rezone to be more consistent with the small are plan? Is that reflected in the preliminary plan?

Reports 1. Add the standard Geologic constraint note for the following: The geologic hazard report identified shallow groundwater, seasonally shallow groundwater, erosion, Page 1 of 8 05/18/2018 expansive clayey sandstone and claystone and conditions favorable for “perched” groundwater to develop at the soil/bedrock interface as potential geologic hazards at this location.

Geologic Hazard Note-: (to be customized based upon the individual circumstances) The following lots have been found to be impacted by geologic hazards. Mitigation measures and a map of the hazard area can be found in the report (Title of Report, generally from the Preliminary Plan file) by (author of the report) (date of report) in file (name of file and file number) available at the El Paso County Development Services Department: Downslope Creep: (name lots or location of area) expansive clayey sandstone and claystone and conditions favorable for “perched” groundwater to develop: (name lots or location of area) Shallow ground water: (name lots or location of area) Potentially Seasonally High Groundwater: (name lots or location of area) In Areas of High Groundwater: Due to high groundwater in the area, foundations may incorporate an underground drainage system.

2. Depict the above constraints on the preliminary map. 3. A septic suitability map was provided by Entech due to the high ground water. The areas not suitable should be depicted on prelim plan map or areas that are suitable may be shown due to the constraints identified in the report.

Engineering Division

PCD Engineering reviews plans and reports to ensure general conformance with El Paso County standards and criteria. The project engineer is responsible for compliance with all applicable criteria, including other governmental regulations. Notwithstanding anything depicted in the plan in words or graphic representation, all design and construction related to roads, storm drainage, and erosion control shall conform to the standards and requirements of the most recent version of the relevant adopted El Paso County standards, including the Land Development Code, the Engineering Criteria Manual, the Drainage Criteria Manual, and the Drainage Criteria Manual Volume 2. Any deviations from regulations and standards must be requested in writing and approved by the ECM Administrator. Any modifications necessary to meet overlooked criteria after-the-fact will be the developer’s responsibility to rectify.

Comment 1: Since the applicant is not requesting early grading, the following items are not required and not reviewed with the preliminary plan application: SWMP and ESQCP.

Page 2 of 8 05/18/2018 Comment 2: Engineering redline comments to the following documents will be uploaded by the Project Manager: drainage report, preliminary grading plan, preliminary plan, letter of intent, and traffic study.

EL PASO COUNTY ENVIRONMENTAL The El Paso County Environmental Division has completed its review of the Abert Ranch Preliminary Plan SP17007. Our review consisted of the following items: wetlands, federal and state listed threatened or endangered species, general wildlife resources and noxious weeds.

1. A completed U.S. Army Corps of Engineers (USCOE) permit shall be provided to the Planning and Community Development Department prior to project commencement if ground-disturbing activities will occur in wetland areas. Alternatively, a letter from a qualified wetland scientist indicating why such a permit is not required for this project will be acceptable. The applicant is hereby on notice that the USCOE has regulatory jurisdiction over wetlands. It is the applicant’s responsibility, and not El Paso County’s, to ensure compliance with all applicable laws and regulations, including, but not limited to, the Clean Water Act.

2. The project may interfere with wildlife habitat. 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.

The Board of directors and the District Conservationist comments are as follows: Will the pond outlet be stabilized to prevent gulley erosion? Respectfully submitted, EPCCD Board Greg Langer, DC Pamela Davison, District Manager COLORADO PARKS AND WILDLIFE Colorado Parks and Wildlife (CPW) has reviewed the plans for the retreat at Abert Ranch near Steppler Road. This area included within the development boundaries will sustain numerous wildlife species including deer, elk, pronghorn, turkey, black bear, mountain lion, coyote, fox, raptors, songbirds, and numerous small mammals. CPW makes the following recommendations. CPW recommends consultation with the Army Corps of Engineers to ensure compliance with the Clean Water Act due to the identification of possible jurisdictional wetlands on the site. CPW will comment on specific plans for wetland-related issues as part of that 404 permitting process.

CPW recommends the development and implementation of a noxious weed control plan for the site. All disturbed soils should be monitored for noxious Page 3 of 8 05/18/2018 weeds and noxious weeds should be actively controlled until native plant revegetation and reclamation is achieved. Care should be taken to avoid the spread of noxious weeds, and all construction equipment should be cleaned prior to leaving the site. A noxious weed management plan should be developed prior to any disturbance of the site. CPW recommends that all landscaping in the developed area should be comprised of native species. Using native species with high food and cover values in an open space area is beneficial to wildlife. This can encourage wildlife to concentrate in areas that minimize human conflicts and optimize wildlife watching opportunities. Native plant species can also provide an aesthetically pleasing landscape that requires little maintenance, and are frequently more drought-tolerant than non- native species

There is suitable habitat for nesting raptors and migratory birds along the trail route. CPW recommends the use of preconstruction surveys to identify raptor nests within the project area and implement appropriate restrictions. CPW recommends adherence to the recommended buffer distances and timing stipulations identified in the attached document “Recommended Buffer Zones and Seasonal Restrictions for Colorado Raptors”.

Fences can cause many problems for wildlife, including death, entanglements, and barriers to movements. CPW recommends the developers consult our publication “Fencing with Wildlife in mind.” when considering the design of fences within the development. The publication is available on our website and we would be happy to provide a direct link to the PDF. The use of privacy fencing, chain link fencing, and other exclusionary fencing should be at least 6 feet high and should be restricted to the immediate area surrounding the buildings or within the designated building envelope and should not be used as a method to designate boundaries of larger lot sizes (> 1 acre). Fencing outside the immediate building envelope or area surrounding the buildings on larger lots within the known range of elk, deer and pronghorn should be a maximum top height of 42” with at least 12” spacing between the top two wires or rails and a bottom wire or rail at least 16” above the ground to allow passage of juvenile animals and pronghorn antelope. It is also recommended that the top and bottom wires be a twisted barbless type or smooth wire or rail construction. Construction of ornamental wrought iron fencing with closely spaced vertical bars (<12”) and sharp projections extending beyond the top horizontal bar should be strongly discouraged in areas where deer, elk, and black bear are known to occur. This type of fencing typically ensnares deer and elk by the hips when trying to squeeze through and impales animals attempting to go over the top. It should be noted that it is very distressing to find wildlife in or impaled on fences.

The following is a list of general recommendations the CPW would like to be taken into consideration with the residential side of this development in order to avoid Page 4 of 8 05/18/2018 nuisance conflicts with wildlife. Many times these conditions can be enforced through the local Homeowner’s Association or through covenants.

Pets should not be allowed to roam free and fences should be installed to decrease or eliminate this problem. Dogs and cats chase or prey on various wildlife species. One benefit to keeping animals under control is that they are less likely to bother other people, be in roadways or become prey for mountain lions, coyotes, foxes or owls.

Trash should be kept indoors until the morning of trash pickup. The CPW recommends using bear resistant trash containers. Bears, skunks, raccoons, and neighborhood dogs are attracted to garbage and do become habituated.

Feeding of all wildlife should be prohibited, with the exception of songbirds. The use of bird feeders, suet feeders, and hummingbird feeders are discouraged. However, if feeders are used, they should be placed so they are inaccessible to bears, raccoons or skunks and other wildlife species that might cause damage or threaten human safety. It is illegal to feed big game including deer, elk, antelope, moose, bear and lion.

Pets should be fed inside or if pets are fed outside, feeding should occur only for a specified period of time and food bowls returned afterwards to a secure site for storage. Pet food left outside attracts various wildlife species which in turn attracts predators. When landscaping lots, it is strongly recommended that native vegetation be used that wildlife is less likely to be attracted to. Planting of trees and shrubs that are attractive to native ungulates should incorporate the use of materials that will prevent access and damage (fencing, tree guards, trunk guards, etc.).

It is strongly encouraged that dog kennels have a top enclosure, regardless of the height of the kennel.

Barbecue grills should be placed in a secure area when not in use.

CPW appreciates being given the opportunity to comment. Please Feel free to contact District Wildlife Manager Benjamin Meier at 719-227-5231 or [email protected] should you have any questions or require additional information.

Sincerely,

Frank McGee Page 5 of 8 05/18/2018 Area Wildlife Manager

Cc: Benjamin Meier DWM SE Regional File Area 14 File

TRI-LAKES MONUMENT FIREST PROTECTION DISTRICT Multiple pages see project

MOUNTAIN VIEW ELECTRIC ASSOCIATION, INC., Mountain View Electric Association, Inc. (MVEA) has these comments about the following:

Project Name: Abert Ranch Preliminary Plan Project Number: SP-17-007 Description: Approval is being requested for the preliminary plan for Abert Ranch Subdivision on a 40 acre parcel with 1O residential lots. The Subdivision is also going through approval to be rezoned from a RR-5 to RR-2.5. This proposed subdivision is located west of Steppler Road and north of Hodgen in Section 24, Township 11 South, Range 66 West.

This area is within MVEA certificated service area. MVEA will serve this area according to our extension policy. Connection requirements may include provisions for necessary line extensions and or other system improvements, and payment of all fees ·under MVEA line extension policy. Information concerning these requirements can be obtained by contacting the Engineering Department of MVEA.

MVEA requests a ten (10) foot front and side lot line utility easement along with a twenty (20) foot exterior easement on plat. If open space, drainage and landscape tracts are designed in this subdivision MVEA requests these areas be listed to include utilities. Additional easements may be required once a review of civil drawings with grading and erosion plan is provided to MVEA in order to serve this subdivision. Any removal or relocation of facilities it will be at the expense of the applicant.

Page Two: Abert Ranch Subdivision

Mountain View will require that the owner or developer of this project coordinate with it and the El Paso County concerning the location of any roads or other public improvements that it constructs, including any offsite modifications to existing roads or other public improvements, in order that arrangements can be made, in advance of entering into any construction contracts affecting such facilities, to complete any necessary relocation of Mountain View facilities prior to construction of said improvements, all in accordance with Colorado law and Mountain View's published policies and Bylaws. Mountain View will not proceed to relocate any facilities until after such coordination is complete and Mountain View has been paid those

Page 6 of 8 05/18/2018 relocation costs that are properly owned it under its published policies and Bylaws and Colorado law.

If additional information is required, please contact our office at (719) 495-2283.

Sincerely,

Cathy Hansen-Lee

Engineering Administrative Assistant

______

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., to the Planning and Community Development Department in the form of a resubmittal. The Planning and Community Development Department will then forward the resubmitted items directly to the appropriate review agency. 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 Department 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).

When all the comments have been addressed and corrections made please upload the required documents as requested.

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, Engineering Page 7 of 8 05/18/2018 File: SP-17-006

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