September 20, 2017
4 Way Ranch Joint Ventures, LLC
c/o Peter Martz
P.O. Box 50223
Colorado Springs, CO 80949-0223
Classic Consulting Engineers
619 N. Cascade Avenue, Suite 200
Colorado Springs, CO 80903
Dear Applicant and/or Consultant:
Subject: Waterbury Filing 2 Final Plat (SF-17-019)
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.
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
Current Planning
Planning and Engineering comments are included in the redline documents attached to the EDARP portal.
Engineering Division
See electronic redlines and comment letter.
ENVIRONMENTAL
The El Paso County Environmental Division has completed its review of the above referenced submittal. Our review consisted of the following items: wetlands, federal and state listed threatened or endangered species, general wildlife resources and noxious weeds.
1. The project lies within or adjacent to an area with documented noxious weeds including Canada thistle, diffuse knapweed, musk thistle, and common mullein. A Noxious Weed Management Plan shall be provided to the Planning and Community Development Department. Call Tina Travis at 719-520-7839 the El Paso County Environmental Specialist with question. 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 Colorado Noxious Weed Act and the El Paso County Weed Management Plan.
2. The applicant is hereby on notice that the U.S. Army Corps of Engineers and the U.S. Fish and Wildlife Service have regulatory jurisdiction over wetland and threatened and endangered species issues, respectively. It is the applicant’s responsibility, and not El Paso County’s, to ensure compliance with all applicable county, state, and federal laws and regulations, including, but not limited to, the Clean Water Act, Endangered Species Act, Migratory Bird Treaty Act.
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) 520-7879.
EL PASO/TELLER COUNTY
911 Authority
No action for 911 All street names previously approved Thanks Justin
MOUNTAIN VIEW ELECTRIC
Mountain View Electric Association, Inc. (MVEA) has these comments about the following:
Project Name: Waterbury, Filing #2 Project Number: SF-17-019
Description: It is proposed to develop Waterbury Filing #2 with 72 single family residential lots, tracts and open spaces on approximately 20 acres. This development is located north of Stapleton Drive and east of Eastonville Road in Sections 28, 29 and 33, Township 12 South, Range
64 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, side and rear 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 development.
MVEA has existing facilities near and within this parcel of land. If there is any removal or relocation of facilities it will be at the expense of the applicant.
Page Two: Waterbury, Filing #2
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 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,
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Cathy Hansen-Lee
Engineering Administrative Assistant
PIKES PEAK REGIONAL BUILDING
1. I do not see street name SUNKEN MANOR ROAD as an approved street name with El Paso/Teller 9-11 Authority. In filing no 1 the street in this location is Bayshore Way. Please contact Justin for clarification. An email from him to the Enumerations department is required.
DEVELOPMENT PLAN STAGE:
FOR TRACT AND LOT ADDRESSING PLACE (XXXX) WHERE THEY INTEND TO BE UTILIZED.
CONTACT ENUMERATIONS DEPARTMENT FOR ADDRESSING. OR
FINAL PLAT STAGE:
ENUMERATIONS/FLOODPLAIN WILL REVIEW THE MYLAR PRIOR TO PLAT FOR ADDRESS PLACEMENT, ROAD NAMING, TITLE BLOCK, & FLOODPLAIN STATEMENT.
$10.00 PER LOT & TRACT FEE WILL BE DUE AT THE TIME OF THE REVIEW OF THE MYLAR. IF AN ADDRESS IN NOT NEEDED ON A TRACT THEN NO FEE APPLIES. CHECK SHOULD BE MADE OUT TO PIKES PEAK REGIONAL BUILDING DEPARTMENT. PAID DIRECTLY TO ENUMERATIONS DEPARTMENT.
A COPY OF THE FINAL RECORDED PLAT IS REQUIRED PRIOR TO PLAN SUBMITTAL FOR RESIDENTAL.
Floodplain:
The Floodplain statement reads Filing No 1, should be Filing 2. No other comments.
EPC PARKS DEPARTMENT
The Planning Division of the Community Services Department has reviewed the development application for Waterbury Filing No. 2 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 September 13, 2017.
Waterbury Filing No. 2 Final Plat consists of 72 single-family residential lots and open space tracts on 20.34 acres, with a minimum lot size of 4,500 square feet. The property is zoned PUD, and is located near Falcon, at the intersection of Stapleton Road and Eastonville Road, northwest of Highway 24.
The El Paso County Parks Master Plan (2013) shows no open space, park facilities, or trails directly impacted by or within the project area. Falcon Regional Park is located 0.65 mile north of the project site. The Rock Island Primary Regional Trail is located 0.35 mile east of the project site. The proposed Eastonville Road Primary Regional Trail is located approximately 0.35 mile west of the site, while the proposed Curtis Road Bicycle Route is located immediately south of the project site. A dedicated public right-of-way already exists along Stapleton Road and the aforementioned bicycle route,
so no easement requests are necessary at that location; however, the applicant is advised that multimodel transportation options may be developed within the rights-of-way in the future.
The Open Space Master Plan of the Parks Master Plan shows that the project site is located partially within the Judge Orr Road Candidate Open Space. Natural resource values include wetland vegetation and wildlife habitat, as well as tallgrass and bluestem grasslands, some species of which are globally vulnerable. Water quality protection is a concern in this area that drains to Black Squirrel Creek. The project would not be in conflict with the plan, as long as operations do not adversely affect water
quality or negatively impact surrounding grasslands and wetlands.
The original Waterbury Preliminary Plan, approved in 2013, included a 3-acre site for a future community center and potential sites for neighborhood parks. Numerous landscaped areas for pocket parks, internal trails, detention areas, and streetscapes were also proposed as open space dedications, totaling 23% of the overall development area. Waterbury Filing No. 2 Final Plat contains 5 tracts for open space, drainage, and landscaping, totaling approximately 4.5 acres, including the 3-acre tract for the aforementioned community center and neighborhood park.
As no trail easement dedications are necessary for Waterbury Filing No. 2 Final Plat, Parks staff recommends fees in lieu of land dedication for regional and urban park purposes.
*Recommended Motion (Final Plat):
Recommend to the Planning Commission and Board of County Commissioners that approval of Waterbury Filing No. 2 Final Plat include the following condition: require fees in lieu of land dedication for regional park purposes in the amount of $29,304 and urban park fees in the amount of $18,504.
Please let me know if you have any questions or concerns.
Sincerely,
Ross A. Williams Park Planner Planning Division
Community Services Department
COLORADO DEPARTMENT OF TRANSPORTATION
I am in receipt of a referral request for comment on the subject planning referral. The Department understands the developer plans to increase the development from 67 to 72 individual family lots. The development is located in a portion of sections 28. 29 and 33 all in township 12 south, range 64W of the 6th PM, generally northwest of the intersection of Stapleton Drive and State Highway 24. CDOT’s comments are as follows;
· The Department requests that the LSC Transportation Consultants, Inc. Traffic Study dated June 6th 2013 for Access Permit 213090 be updated to reflect the proposed development.
Additionally,
· On-premise and off-premise signing shall comply with the current Colorado Outdoor Advertising Act, sections 43-1-401 to 421, C.R.S., and all rules and regulations pertaining to outdoor advertising. Please contact Mark Nusskern at (719) 251-7830 for any questions regarding advertising devices.
· Any utility work within the state highway right-of-way will require a utility permit from CDOT. Information for obtaining a utility permit can also be obtained by contacting Mr. Nusskern.
Please contact me in Pueblo at (719) 562-5537 with any questions.
Sincerely,
Andrew Lewis
Asst. Access Manager
Xc: Jeff Hodsdon, LSC Transportation Consultants, Inc.
Andrew/Bauer
Lundberg
Nusskern
Sword/Asbury - file
FALCON FIRE PROTECTION DISTRICT
On August 23, 2015 the Falcon Fire Department reviewed the Development Plan for a proposed residential development titled Waterbury Filing #2 Final Plat consisting of 72 Single Family residential lot on 20.335 acres. This development will be located within the Falcon Fire Protection District.
Upon detailed review of the development proposal, Falcon Fire has determined that the design meets the minimum requirements established by the 2009 International Fire Code and the requirements of the Falcon Fire Department.
The Falcon Fire Protection District recommends APPROVAL of this development plan with the following comment(s).
COMMENTS:
FEES: The Falcon Fire Department collects a cost recovery fee of $429.00 per plan associated with the preliminary development plan review. The payment shall be made to the Falcon Fire Department located at 7030 Old Meridian Road, Falcon Colorado. Please be advised that the fire hydrant/water plan or the construction document will not be reviewed by the Falcon Fire Department until this fee is received.
Notes:
WIDTH: Fire apparatus access roads shall have an unobstructed width of not less than 20-feet except for approved security gates.
FIRE LANE MARKING: No parking fire lane sign/striping shall be provided as follows on all fire access roads;
Less than 28 feet Both Sides
28 feet to 34 feet One Side
More than 34 feet Not Required
VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13-feet 6-inches.
LOADING: Fire apparatus access roads shall be designed, constructed and maintained to support the imposed loads of fire apparatus weighing at least 75,000-pounds.
SURFACE: Fire apparatus access roads shall be surfaced so as to provide all-weather driving capabilities by means of asphalt, concrete or other approved driving surfaces. Gravel roads or other alternatives may be acceptable; however, PE stamped engineered specifications for such alternatives, showing that the loading specifications and all weather surface capabilities have been met or exceeded must be submitted to the Falcon Fire Department for review.
DEAD-END ACCESS: Dead-end fire apparatus access roads in excess of 150-feet shall be provided with a turnaround meeting the requirements of the International Fire Code.
BRIDGES AND ELEVATED SURFACES: Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge or elevated surface shall be constructed and maintained in accordance with AASHTO-Standard Specification for Highway Bridges.
GRADES: Grades for fire apparatus access roads shall be no more than 10% maximum grade.
GATES. Gates securing the fire apparatus access roads shall comply with all of the following criteria:
1. The minimum gate width shall be 20 feet or as wide as necessary to facilitate the required minimum turning radius.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective.
5. Electric gates shall be equipped with a KNOX (TM) key system installed in an approved manner. Electronically operated gates shall have a failsafe, manually operated, KNOX (TM) key override switch.
6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or a KNOX ™ padlock.
7. Locking device specifications shall be submitted for approval by the fire code official.
WATER SUPPLY: Required water supplies for fire protection either temporary or permanent, shall be made available as soon as combustible material arrives on site.
NO HYDRANT REVIEW: The review of the development plans does not include a review of the hydrant system layout. A separate water/hydrant plan shall be submitted to the Falcon Fire Department, 7030 North Meridian Road in Falcon, Colorado for review is prior to submittal of construction plans.