June 22, 2017

Kari Parsons, Planner II/Project Manager

El Paso County Planning Department

2880 International Circle, Suite 110

Colorado Springs, CO 80910

RE: The Retreat@TimberRidge – Response to Comments

Dear Ms. Parsons:

This letter responds to comments received from referral entities for which no new document has been requested for re-submittal. Below is our response to the commentsreceived.

Black Forest Land Use Committee.

  • We disagree with the Committee’s position on land use density. Applicant’s position regarding density is described in the Letter of Intent. The interface with the Sterling Ranch has been discussed with the owner of Sterling Ranch (attached). Good subdivision planning dictates connectivity, which is provided in the Retreat@TimberRidge plan. Sterling Ranch has accepted the proposed layout which does not propose buffers to Sterling Ranch.
  • The water issue and comments will be addressed at the platting stage for this project.

County Community Services Department.

  • The Corps of Engineers permit will be addressed at the platting stage of development.
  • USF&W documentation is a platting issue. We have received comments from the service which are attached to this letter.
  • Wildlife protection measures will be addressed with covenants
  • A noxious weed management plan will accompany platting applications

Colorado Parks and Wildlife.

Recommendations regarding fencing, pet control, trash and garbage, wildlife interface and feeding will be addressed with covenants as recommended. The best management practices will be incorporated into detailed plans as appropriate.

MVEA.

The MVEA comments are standard requirements for service. The developer will work with MVEA to provide easements for facilities in conjunction with final design.

NEPCO.

The NEPCO comments refer to both the Sterling Ranch development which has an approved Sketch Plan and is under construction, and to the application for The Retreat@TimberRidge currently under review. While these two developments have different owners and different land use mixes, they do have adjacency and will share some infrastructure particularly water and wastewater systems through IGAs. Responses below relate to The Retreat@TimberRidge.

  • No RS 5000 zoning is proposed. The request is for the PUD Zone.
  • The formation of a Metropolitan District is a separate application.
  • Water will be addressed at the plat stage
  • There are two types of trail: County trails as shown on the County Master Plan, and trails that will be owned and maintained by a proposed Metropolitan District. The County will maintain trails under its jurisdiction and the Metropolitan District will own and maintain trails under its jurisdiction. All trails will be constructed by the developer.
  • Fire protection in the form of a water system is not currently available to this property. A water system will only be available in conjunction with the proposed development of the property.
  • This applicant is not proposing street lighting
  • The planned transportation system is consistent with both the County MTC and with good subdivision planning which requires connectivity to adjacent unplatted lands.
  • This development is a mix of urban and rural land use as is appropriate in an area designated as a transition area. Urban infrastructure, including roads, will be placed in urban areas. Rural land use will dictate rural standards.

Easements.

Staff has asked that applicant address the use of Arroya Lane over which there is an easement for access allowing the adjacent property to the northeast to traverse to Vollmer Road. The easement is non-exclusive and traverses property owned by the applicant. The applicant has the right to dedicate his land to make Arroya Lane a public road which preserves the right of the easement holder to have access to the west. Applicant has adjusted plans to provide a public turnaround at the end of Arroya Lane (proposed as public) after which the private road continues east. The private road is gated at the eastern edge of the Sterling Ranch property.

This letter responds to comments received to date. The following documents are being re-submitted and respond to other comments received for which a plan or report is needed.

  • Development Guidelines – Submitted separately and on the PUD Development Plan Cover Sheet
  • Development Plan
  • Soils & Geology Report
  • Letter of Intent
  • MDDP
  • Traffic Impact Study, including deviation requests
  • Visual Impact Analysis (Land Suitability Analysis)
  • Wetlands Report (Note: Land Suitability Analysis has been revised to show the final Wetlands Delineation and correct floodplain location)
  • Zoning Map
  • Natural Land Forms, Vegetation, Riparian Analysis (Land Suitability Analysis)
  • Easements (Discussed Above)

Sincerely,

N.E.S. Inc.

John A. Maynard

Planning Director