3/5/2018

Mule Deer Investments, LLC

2727 Glen Arbor Drive

Colorado Springs, CO 80920

N.E.S. Inc.

619 North Cascade Avenue

Colorado Springs, CO 80903

Dear Applicant and/or Consultant:

Subject: Mule Deer Villas (PUD-18-001) – Review 1

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

Current Planning

Comment 1:
Attachment: Comment_PUD181_1.pdf
See PCD redline comments to the PUD development plan.
Comment 2:
Attachment: Comment_PUD181_2.pdf
See PCD Redlines to PUD Landscape Plan.
Comment 3:
Attachment: Comment_PUD181_3.pdf
See PCD Redlines to Preliminary Drainage Report.
Comment 4:
Attachment: Comment_PUD181_4.pdf
See PCD Redlines to Traffic Impact Study.

Engineering Department

Planning and Community Development (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 plans 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 (LDC), the Engineering Criteria Manual (ECM), the Drainage Criteria Manual (DCM), and the Drainage Criteria Manual Volume 2 (DCM2). Any deviations from regulations and standards must be requested, and approved by the ECM Administrator, in writing. Any modifications necessary to meet overlooked criteria after-the-fact will be entirely the developer’s responsibility to rectify.

A written response to all comments and redlines is required for review of the re-submittal. Please arrange a meeting between the developer’s team and County staff to review and discuss these comments and prepared revisions/responses prior to the next submittal.

Due to the amount of information required to complete the submittal, and extent of necessary revisions, additional comments may be generated with the next submittal.

General

  1. As discussed at the Early Assistance meeting EA 17-029, the following additional items are required to be submitted:
  2. A noise study in accordance with LDC Section 8.4.2(B)(2) regarding road noise from Carefree Circle North and required mitigation, if any. This may be included as an attachment/appendix of the TIS or separately.
  3. Deviation request regarding revised limited access at Fallow Ln.

PUD Plan

  1. Show all easements, including those listed in title commitment B2 exceptions, numbers 9, 10, and 16.
  2. See PUD electronic redlines for additional comments.

Transportation / Traffic Impact Study

Note: additional comments may be generated with the next submittal due to the extent of required revisions.

  1. The site access shown in the TIS (three access points) does not match the PUD plan (two access points). Revise the TIS as appropriate.
  2. Verify that the site traffic distribution to Marksheffel Road is not too high.
  3. Address what amount would be a fair and equitable contribution from this development toward the anticipated traffic signal at the Akers Drive / Carefree Circle North intersection.
  4. Regarding the northern access at Fallow Lane, the deviation request identified in General comment #1 above is unlikely to be approved with a full-movement, stop-controlled intersection. Any proposed left turns onto Akers Drive from Fallow Lane are a concern and need to be fully addressed in regard to safety and function of the intersection with its proximity to Carefree Circle North.
  5. See TIS electronic redlines for further minor revisions and clarification of these comments.

Preliminary Drainage Report / Drainage Plans

  1. Note: this review is cursory due to the need for additional information and analysis as described in the comments below. Approval of the PDR may be done with the required Preliminary Plan submittal but Staff recommends that enough analysis be provided to ensure that drainage design revisions will not affect the PUD plan layout.
  2. There appears to be offsite drainage entering the site from the east along the south half of the site; revise the plans and report as appropriate. Reference the Existing Drainage Basins map in the Mule Deer Business Park FDR.
  3. Address DCM2 Section 4.1 - Four Step Process and how these steps have been provided for on this site.
  4. Address the following regarding the WQCV Ponds:
  1. The layout shows storm drain inlets too close to the outlet structures, which could cause “short circuiting” of the pond function releasing minimally treated flows.
  2. Show grading providing the required volumes and pond features. Complete design details including forebays, micropools, etc. will be required with the FDR.
  3. Emergency spillway design and locations.
  4. Address the need for a geotechnical study addressing pond embankments, with the FDR, if the ponds are designed with embankments.
  1. Address anticipated County / HOA maintenance responsibilities and limits (ponds, storm drain pipes, outlet structures etc. Mention that a BMP maintenance agreement and easement and O&M manual will be provided for the WQCV basins.
  2. Discuss maintenance access provisions for storm drains and the WQCV ponds. Verify that drainage easements for storm drains will be adequate.
  3. Add reference to EPC Board Resolution No. 15-042 (El Paso County adoption of Chapter 6 and Section 3.2.1 Chapter 13 of the City of Colorado Springs Drainage Criteria Manual dated May 2014, hydrology and full-spectrum detention).
  4. Verify that ALL checklist items (attached) are provided. Items highlighted in blue need additional information or clarification. Due to the necessary report revisions, the checklist will be verified with the next review.
  5. See PDR electronic redlines for further minor revisions and clarification of these comments.

Attachments/Electronic Redlines

  1. Redlined TIS
  2. Redlined Preliminary Drainage Report
  3. Redlined PUD Plan

Preliminary Drainage Report (PDR) Checklist

The purpose of the Preliminary Drainage Report is to identify specific solutions to problems onsite and offsite resulting from the development of the subdivision to be platted. In addition, those problems that exist prior to development must be addressed in the preliminary report. The PDR shall be in accordance with the following outline and contain the applicable information listed. Drainage reports must utilize the following format and major headings as noted below.

Report Contents

1)Table of contents, pages numbered.

General Location

2)City and County, and local streets within and adjacent to the subdivision.

3)Township, range, section, ¼ section.

4)Major drainageways and existing facilities.

5)Names or surrounding platted developments.

Description of Property

6)Area in acres.

7)Ground cover (type of trees, shrubs, vegetation).

8)General topography.

9)General soil conditions.

10)Major drainageways.

11)Irrigation facilities.

12)Utilities and other encumbrances.

MajorBasin Descriptions

13)Reference should be made to major drainageway planning studies;

such as drainage basin planning studies, flood hazard delineation reports,

and flood insurance studies or maps, if available.

14)A floodplain statement shall be provided indicating whether any portion of

the development is in a designated floodplain as delineated on the current

FEMA mapping.

15)Major basin drainage characteristics.

16)Identification of all nearby irrigation facilities and other obstructions which

could influence or be influenced by the local drainage.

Sub-Basin Description

17)Discussion of historic drainage patterns of the property in question.

18)Discussion of offsite drainage flow patterns and their impact on the

development.

Drainage Design Criteria

19)Reference all criteria, master plans, and technical information used for

report preparation and design; any deviation from such material must be

discussed and justified.

20)Discussion of previous drainage studies (i.e. PDR, drainage basin planning

studies, master plans, flood insurance studies) for the site in question that

influence or are influenced by the drainage design and how the studies

affect drainage design for the site.

Hydrologic Criteria

21)Identify design rainfall.

22)Identify runoff calculation method.

23)Identify design storm recurrence intervals.

24)Identify detention discharge and storage calculation method.

Drainage Facility Design – General Concept

25)Discussion of compliance with offsite runoff considerations.

26)Discussion of anticipated and proposed drainage patterns.

27)Discussion of the content of tables, charts, figures, plates or drawings

presented in the report.

Drainage Facility Design – Specific Details

28)Presentation of existing and proposed hydrologic conditions including

approximate flow rates entering and exiting the subdivision with all

necessary calculations.

29)Presentation of approach to accommodate drainage impacts on existing or

proposed improvements and facilities.

30)Presentation of proposed facilities with respect to alignment, material and

structure type.

31)Discussion of drainage impact of site constraints such as streets, utilities,

existing and proposed structures.

32)Environmental features and issues shall be presented if applicable.

33)Discussion of maintenance access and aspects of the preliminary design.

34)Discussion and analysis of existing and proposed downstream drainage

facilities and their ability to convey developed runoff from the proposed

development.

Drawing Contents

35)General Location Map: A map shall be provided in sufficient detail to

identify drainage flows entering and leaving the development and general

drainage patterns. The map should be at a scale of 1”=50’ to 1”=2000’.

The map shall identify any major construction (i.e. development, irrigation

ditches, existing detention facilities, culverts, storm sewers, etc.) that shall

influence or be influenced by the subdivision.

36)Drainage Plan: Map(s) of the proposed development at a scale of 1”=20’

to 1”=200’ shall be included to identify existing and proposed conditions on

or adjacent to the site in question.

37)The drainage plan shall delineate all sub-basins and proposed initial

and major facilities as well as provide a summary of all initial and major

flow rates at design points. All floodplains affecting the site shall be shown.

ELPASO COUNTY PARKS DEPARTMENT

The Planning Division of the Community Services Department has reviewed the Mule Deer Villas PUD Development Plan, and has the following comments of behalf of El Paso County Parks. This application will be presented to the Park Advisory Board February 14, 2018.

Mule Deer Villas is currently zoned RR-5 and CS, with this application requesting a rezone to Planned Unit Development (PUD). The project is located at the intersection of North Carefree Circle and Akers Drive, west of Marksheffel Road. The proposed 11.56-acre townhome development will include 125 single-family units.

The 2013 El Paso County Parks Master Plan shows no impact to regional trails, parks, or open space. The proposed Marksheffel Road Bicycle Route and the City of Colorado Springs’ proposed extension of the Rock Island Trail are both located approximately 0.25 mile east of the project. The project is not located within Candidate Open Space Lands.

The open space dedication proposed within Mule Deer Villas comprises 3.16 acres within various tracts, or 27% of the subdivision, and therefore exceeds the required open space dedication of 10%. The townhomes will open onto common open space areas with connecting sidewalks between buildings.

As no trail easements dedications are necessary for this filing, El Paso County Parks staff recommends regional park fees in lieu of land dedication and urban park fees.

Recommended Motion (PUD Development Plan):

“Recommend to the Planning Commission and the Board of County Commissioners that approval of Mule Deer Villas PUD Development Plan include the following condition: require fees in lieu of land dedication for regional park purposes in the amount of $53,750 and urban park fees in the amount of $34,000.”

Sincerely,

Ross A. Williams

Park Planner

Planning Division

Community Services Department

ELPASO COUNTY ENVIRONMENTAL SERVICES

The El Paso County Environmental Division has completed its review of the above noted 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 but not limited to Canada thistle, diffuse knapweed, and musk thistle. 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.

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.

We appreciate the opportunity to comment on this project. If you have any questions or concerns, please contact me at (719) 520-7879.

ELPASO COUNTY ATTORNEY’S OFFICE

No comments from me at this time.

ELPASO COUNTY HEALTH DEPARTMENT

Please accept the following comments from El Paso County Public Health regarding the project referenced above:

  • The 11.5 acre site development with 125 townhome sites will be provided water and wastewater services by Cherokee Metropolitan District.
  • There is a finding for sufficiency in terms of water quality for Cherokee Metropolitan District Water. Public Water System Identification (PWSID) number CO-0121125
  • The Cherokee Metropolitan District, Harold D. Thompson Regional Water Reclamation Facility, has sufficient wastewater capacity for the proposed development.
  • Water Quality detention ponds must be maintained to eliminate stagnant water in an effort to minimize the risk of West Nile Virus from potential mosquito breeding areas.
  • 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.
  • El Paso County Public Health encourages planned walk-ability of commercial/residential communities. Please consider appropriate connections to any commercial/residential areas to the new school through the use of sidewalks, appropriate lighting and bike trails. Walk-ability features help reduce obesity and associated heart diseases.

Mike McCarthy, R.E.H.S.

El Paso County Public Health

Environmental Health Division

719.575.8602 (O)

719.332.5771 (C)

22Feb2018

COLORADO SPRINGS UTILITIES

Utility Comments (electric, gas, water, wastewater)

1.)It looks like you are out of the CSU service area for gas, water, and wastewater.

2.)What about electric are you requesting CSU electric

Action Items

  1. If the domestic water service line is 4" and larger than it will need to be 15' off of the existing building.
  2. For the gas main that runs up the side lot easement on the west side of the property needs a utility easement.
  3. There is an existing 4" gas main that runs in Platte Ave that you need to show on the plan set.
  4. If the domestic service line is 4" and greater it cannot go under the sidewalk.
  5. I am looking on whether you can connect to the 18" VCP wastewater main with a 4" wastewater service line. and if so will a bypass be required.
  6. Copy of approved Master Facility Form to CSU.
  7. Label property lines.
  8. Change title to Preliminary and Public Facility Plan.
  9. Clarify on whether you propose a gas main or service line on the Preliminary and Public Facility Plan on the west property line that runs north and south. If it’s a service gas line the existing 5’ side lot easement is fine if gas main you will need a 20’ easement by plat or separate instrument at time of the construction plan set review.

Information Items:

  1. The applicant or their engineer should contact Contract Administration for an estimate of any system development charges, fees, Recovery Agreement Charges or other costs that may apply to this development (668-8111).
  2. When new water meters are proposed to serve the project or additional demand added to existing water meters, a Commercial Water Meter Sizing form will be required to be submitted to CSU prior to Service Contract issuance and building permit approval.
  3. CSU requires an Application for Gas and Electric Line Extension to be submitted along with a Load Data form or an Application for Gas Service Line Approval and/or Application for Elevated Pressure Approval prior to electric and natural gas system design for service to the project. Refer to the CSU Line Extension and Service Standards or contact Field Engineering at 719-668-4985.
  4. CSU may require an extension contract and payment of contributions-in-aid of construction (or a Revenue Guarantee Contract) for the extension of electric facilities needed to serve the development. With regard to natural gas extensions, CSU may require an extension contract and an advance payment for the estimated cost to construct the necessary gas extensions.
  5. Improvements, structures and trees must not be located directly over or within 6 feet of any underground gas or electric distribution facilities and shall not violate any provision of the National Electric Safety Code (NESC) or any applicable natural gas regulations or Colorado Springs Utilities’ policies.
  6. Improvements, structures and trees shall not be located under any overhead utility facility, shall not violate NESC clearances, and shall not impair access or the ability to maintain utility facilities.
  7. Landscaping shall be designed to provide the required clearances for utility facilities, to allow continuous access for utility equipment, and to minimize conflicts with such facilities.
  8. Colorado Springs Utilities requires wastewater and water construction drawings when new wastewater and water facilities are proposed. Plans can be submitted electronically to Utilities Development Services via
  9. The water distribution system facilities must meet the Colorado Springs Utilities’ criteria for fire flow, water quality, service interruption and pressure. To meet service interruption criteria, no more than fifty (50) homes on a dead end water main line are permitted. The static pressure of the water distribution system shall be a minimum of 60 psi. CSU will assess the need for a Water Quality Plan based on information presented in the Development Plan. CSU may require a new or updated Water Quality Plan where construction phasing or the water system design differ from the approved Development Plan

CHEROKEE METRO DISTRICT