Subject: Flying Horse North, SP-17-012, Review 1

January 17, 2018

Subject: Flying Horse North, SP-17-012, 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

General

1. A Jurisdictional Dam exists within the preliminary plan area. In an email sent 8/31/17 to Mark Whorton it was communicated that the State approval of the dam was a required submital item. The approval has not been supplied as part of your submittal. The resubmittal must include the approval by the State.

2. Should the request be approved, final plat(s) will be required to create the proposed lots and tracts. The final plat(s) must be approved and recorded prior to construction of any structure.

3. The detention pond maintenance agreement must be recorded and referenced on the final plat(s).

4. Prior to scheduling the item for hearing, all engineering documents must be signed by the County Engineer.

5. The HOA documents must be recorded prior to the final plat(s) and referenced on the face of the plat.

6. The soils and geology report include several mitigation measures that should be noted on the final plat(s).

7. Redlines and additional comments will be submitted upon completion of the PCDEngineering division.

8. Please add SP-17-012 to all application documents and reports.

Application

1. Not all parcel numbers are visible on the application.

2. The acreage under the description is incorrect.

3. This request is not for a final plat, please revise.

Subdivision Summary

1.The number of lots proposed is 283 with 989.2 acres.

Water Supply Information Summary

1.The number of lots proposed is 283.

Water Resource Report

1.The acreage is listed as 1341, where the total acreage is 1417.75

Fire Protection

1.The fire protection report is incomplete. Please include all required information and include both fire districts in the report.

Mineral Certification

1.The mineral certification has not been notarized. Please have the form notarized.

Soils and Geology

1. Many proposed lots contain identified hazards. These hazards should be shown as no build, or a note added that includes a mitigation technique.

Preliminary Plan

1. Please show all easements and no build on the preliminary plan.

Engineering Division

Redline comments to the following documents will be uploaded by the Project Manager: - Traffic Impact Study - Preliminary Plan - Reservoir Embankment Design Report - Geotech Report * Drainage report comments will be with the Final Plat application (SF-18-001) review comments.

COLORADO SPRINGS PLANNING & COMMUNITY DEVELOPMENT

The Colorado Springs Planning and Community Development Department's only comments would be to remind the County and applicant of the particular region-wide importance of resource management and mitigation related to wildfire hazards and long term water supply. Presumably, adequate and sustainable wildfire mitigation programs will be put in place at the project-wide level and not be contingent solely on the elective performance or non-performance of individual property owners. Similarly, because this development includes a golf course (which is inherently water-intensive), we are presuming the very long term sufficiency of the individual wells relied on for water supply (in the context of a non-renewable supply)has been modeled very conservatively. Is there a contingency built in that would give ultimately give precedence to the homeowners as compared with the golf course? If there were a problem with water supply in the future, conversion to a central system with an outside source, would likely be complicated and expensive. General City staff would suggest Colorado Springs should not be relied on as a contingency for long term water supply. CSU may wish to provide more definitive comments on this topic or other utilities-related considerations.

ELPASO COUNTY COMMUNITY SERVICES DEPARTMENT

ENVIRONMENTAL

The Environmental Division has no additional comments other than those submitted in the original comment letter dated May 25, 2016. A noxious weed management plan is required.

The El Paso County Environmental Division has completed its review of the above referenced application. 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.

1. Documentation from the U.S. Fish and Wildlife Service (USFWS) shall be provided to the Planning and Community Development Department prior to project commencement where the project will result in ground disturbing activity in habitat occupied or potentially occupied by threatened or endangered species and/or where development will occur within 300 feet of the centerline of a stream or within 300 feet of the 100 year floodplain, whichever is greater. The applicant is hereby on notice that the USFWS has regulatory jurisdiction over threatened and endangered species and migratory birds, respectively. 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 Endangered Species Act and the Migratory Bird Treaty Act.

1. The project may interfere with habitat and wildlife known to the State of Colorado to be threatened. Information regarding wildlife protection measures shall be provided including requirements for fencing, garbage containment, and riparian/wetland protection/buffer zones, as appropriate. Information can be obtained from Colorado Parks and Wildlife.

1. The project lies within or adjacent to an area with documented noxious weeds including Canada thistle and yellow toadflax. A Noxious Weed Management Plan shall be provided to the Planning and Community Development Department. 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.

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.

COLORADO STATE FOREST SERVICE

The primary wildland fuel type for this proposal is grassland with scattered trees having a low wildfire hazard potential. No special fire mitigation plans or other actions are necessary for final approval by the Colorado State Forest Service.

MOUNTAIN VIEW ELECTRIC ASSOCIATION INC

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 is currently working with the developer to acquire utility easements to best design this residential property. As construction moves forward additional easements may be required once a review of civil drawings with grading and erosion plan is provided to MVEA. MVEA also requests platting of existing MVEA facilities with easement on the plat. If open space, drainage and landscape tracts are designed in this subdivision MVEA requests these areas be listed to include utilities.

MVEA has existing facilities near and within these parcels. If there is any removal or relocation of facilities it will be at the expense of the applicant and a review of easements will be required in order to serve.

Page Two: Flying Horse North

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,

Cathy Hansen-Lee

Engineering Administrative Assistant

911 AUTHORITY –EL PASO/TELLER COUNTY

Stagecoach Road – Acceptable – Logical Continuation

Stagecoach Road will need to take on a new name at a juncture if it does not logically continue. This concerns the roundabouts illustrated at:

Stagecoach / Shortwall

Stagecoach / Milam

Talbert Court – Acceptable

Shortwall Drive – Acceptable – Due to continuity, suffix should be “Court, Place, Way, Terrace, Lane, Loop, Trail, or Path”

Longwall Court – Acceptable – Due to continuity, suffix should be “Street or Drive”

Gold Run Court – Acceptable

Quartz Creek Drive – Acceptable

Coffer Court – Acceptable – Due to continuity, suffix should be “Street or Drive”

Coalmount Court – Acceptable – Due to continuity, suffix should be “Street or Drive”

Strongboy Drive – Acceptable – Due to continuity, suffix should be “Court, Place, Way, Terrace, Lane, Loop, Trail, or Path”

Holmes Road – Acceptable – Logical Continuation

Abundance Court – Acceptable

Medota Court – Acceptable

Rubble Drive - Acceptable

Pistol Court - Acceptable

Bounty Drive - Acceptable

Hangman Road – Acceptable

Hardesty Court - Acceptable

-

Husted Court – Not Acceptable – Existing road name

Milam Road – Not Acceptable – Existing road name

Laredo Drive – Not Acceptable – Existing road name

Sunnyside Court – Not Acceptable – Existing road name

Tarryall Court - Not Acceptable – Existing road name

ELPASO COUNTY PARKS DEPARTMENT

The Planning Division of the Community Services Department has reviewed the Flying Horse North Preliminary Plan, and has the following comments of behalf of El Paso County Parks. This application will be presented to the Park Advisory Board January 10, 2018.

Flying Horse North Preliminary Plan totals 1,417 acres and includes 283 single-family residential lots with a minimum lot size of 2.5 acres, 117.1 acres of open space, and a 207.5-acre 18-hole golf course. The property is located immediately north of Black Forest Regional Park, bounded by State Highway 83 on the west, Black Forest Road on the east, and Hodgen Road to the north. This project area is within the Black Forest Preservation Plan area.

The Park Advisory Board endorsed the Flying Horse North PUD Development Plan in May 2016. Consistent with the endorsed PUD Development Plan, the Flying Horse North Preliminary Plan proposes a dedication of open space that exceeds the 10% minimum requirement by providing 324.6 acres, or nearly 23% of the site, as open space. This includes a 207.5-acre golf course, two open space parks totaling 92.2 acres, and 24.9 acres of other open space tracts. The Preliminary Plan also includes landscape buffers along boundaries with adjacent subdivisions, including the southern boundary with Cathedral Pines, where El Paso County Parks owns several narrow bands of property to accommodate internal Black Forest Regional Park trails.

The El Paso County Parks Master Plan shows an alignment of the Fox Run Regional Trail running through the project area. This Primary Regional Trail links several regional trails and connects the adjacent Black Forest Regional Park to Fox Run Regional Park. The Flying Horse North Preliminary Plan shows a 25-foot wide County Trail easement running along the southern boundary, continuing north through an open space park, where the trail is then planned to connect to Hodgen Road through two other subdivisions currently in the County development review process – Sundance Ranch and Providence Point Estates. Additionally, the applicant is proposing an internal trail system throughout the project area to be owned and maintained by a Homeowners Association. The applicant is including equestrian restrictions on these internal trails, however the County trail will be designated as multi-use and allow equestrian access.

In addition to regional park fees, El Paso County Parks staff supports the regional trail as shown on the Preliminary Plan, and recommends the applicant provide a 25-foot wide public regional trail easement to be dedicated to the County via forthcoming final plats for public access and the construction and maintenance of the primary regional trail.

*Recommended Motion:

“Recommend to the Planning Commission and Board of County Commissioners that approval of the Flying Horse North Preliminary Plan include the following conditions: (1) designate and provide to El Paso County a 25-foot wide public regional trail easement along the southern property line and through the open space park that allows for public access, as well as construction and maintenance by El Paso County of the Fox Run Primary Regional Trail, and the easement be dedicated to the County via forthcoming final plat(s); and (2) fees in lieu of land dedication for regional park purposes in the amount of $121,690 will be required at time of the recording of the forthcoming final plat(s).”

Please let me know if you have any questions

or concerns. Sincerely,

Ross A. Williams Park Planner Planning Division

Community Services Department

COLORADO GEOLOGICAL SURVEY

Colorado Geological Survey has reviewed the Preliminary Plan and Final Plat for Phase One for the Flying Horse North Planned Unit Development (PUD). The applicant proposes 283 residential 2.5-acre lots, a golf course and open space on 1417 acres southwest of Black Forest and Hogden Roads. The lots will have individual wells and wastewater disposal systems. We previously reviewed the rezoning request for this property in our letter dated May 12, 2016. The new documents included in this referral documents were: letter of intent (11, 17), Preliminary Plan (11.30.17), and other documents.

Our previous review comments remain valid and should be considered a part of this review letter. CGS has no objection to approval of the Preliminary Plans as proposed. We would like to review the site specific investigations and geotechnical recommendations for planned structures at future stages of the project.

Thank you for the opportunity to review and comment on this project. If you have questions or need additional review, please call at (303) 384-2643, or e-mail .

Sincerely,

Jonathan R. Lovekin, P.G. Senior Engineering Geologist

BLACK FOREST TRAILS ASSOCIATION

1) Is it correct to assume that the 25' County Multi-use Trail/Trail Easements are Non-Motorized and will be off-limits to golf carts? Recommend that "Non Motorized" be specified on the Plan. 2) The proximity of golf course Tracts D and P to the 25-foot wide public regional trail easement brings up questions about the design of the golf course. Will the holes be positioned in such a way to avoid golf balls flying at the trail and endangering trail users?

PIKES PEAK REGIONAL BUILDING DEPARTMENT

Enumerations: 1. Contact Justin Annan with El Paso/Teller County 9-11 Authority for approval on street names. I am questioning the attachment to Stage Coach Road where it tees with Milam Road. Not certain this should be Stage Coach at the round-a-bout and also then continue east again from Shortwall Drive. Also, Stage Coach as it crosses Black Forest is a logical continuation of Terra Ridge Circle. Milam Road is in Cathederal Pines and turns into Foxchase Way, not sure how Milam Road would pick back up when it is not connected. There is a Laredo Lane existing in Monument. Hagerman Street is existing in Colorado Springs. Tarryall Lane exist in Green Mountain Falls. Sunnyside Lane is existing in Colorado Springs. 2. More comments in the Development phases. Floodplain: Section 30 is shown to have 100 year floodplain in Zone A; Crossing Hodgen Road at parcels 51000-00-483 & 51000-00-463. The proposed lots in the north west corner of 51000-00-463 will be affected. These lots are larger them 2.5 acres, reference RBC 313.18.5 regarding A Zones. For further information on Floodplain requirements please contact Keith Curtis.

ELPASO COUNTY HEALTH DEPARTMENT

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

•The proposed 80 lot (2.5 acre+ minimum lot size) rural residential development will be provided water from individual private wells. Wastewater treatment service is proposed to be by onsite wastewater treatment systems (OWTS).

•A finding for sufficiency in terms of water quality cannot be made at this time. Table 1 of the Curt Wells 24Nov2017 Water Quality Report lacked several water quality constituents, including all Volatile Organic Chemical (VOC’s) contaminants, and several Synthetic Organic, Inorganic, and Secondary Maximum Contaminant contaminants. A copy of the required samples required to be taken for approval is available at the Planning and Community Development Department or El Paso County Public Health.