Planning and Development/Engineering Development Review
Engineering Development Review Division (EDR)
These comments apply to all subdivision plats, development plans, other development applications, construction/grading activities and issuance of building permits.
Approval of this plan does not grant any variance to the adopted Subdivision Code and does not waive any of the requirements of design as contained in the City of Colorado Springs Subdivision Policy Manual and Public Works Design Manual
Public Streets. All public streets must meet or exceed the minimum design standards for right-of-way width, centerline geometry, maximum and minimum grades, horizontal and vertical sight distance and all other design requirements unless a variance has been granted by the City Engineer.
Traffic Signs and Roadway Markings. The Federal Highway Administration requires that any road open to public travel shall have all signs and roadway markings comply with MUTCD guidelines.
Drainage Reports. A Preliminary Drainage Report is required for all Development Plan, Minor Development Plan, Concept Plan and Preliminary Plat applications to be reviewed concurrently with the development application. A Final Drainage Report is required for all Final Plat and Re-Plat applications. A Master Development Drainage Plan is required for all Master Plan applications.
Geologic Studies. A Geologic Hazard Study may be required. When a Geologic Hazard Study is prepared, a disclosure statement must be added to the Development Plan and Final Plat. A checklist for preparing geologic studies can be found on City Engineering’s website. See 7.4.502 and 7.4.503 of City Code for applicability.
Earthwork. Prior to earthwork activities commencing on the site, a Grading and Erosion Control Plan must be approved by City Engineering and financial assurances must be posted for erosion control and permanent water quality facilities. (In Hillside and Streamside overlay areas, grading plans must also be approved by City Planning.) A checklist for preparing grading plans can be found on our website.
Recording a Subdivision Plat. Prior to recording any final plat or re-plat EDR performs a final plat processing review and signs all Final Plat Mylars. In order for EDR to sign any plat the following items must be satisfied:
- A Final Drainage Report must be approved and on file.
- A Geologic Hazard Study (or an exemption letter) must be on file and a disclosure statement must appear on the plat when applicable.
- Easements – All public and private drainage easements must be depicted and noted on the plat. Maintenance responsibility for private drainage easements, and for ALL Public Easements, must be noted. All standard side and rear lot line easements and all required public improvement easements and utility easements must be shown.
- All public streets and public tracts must be properly dedicated to the City for public use in the Dedication Statement along with plat notes defining the intended use of all special tracts.
- All private tracts and private streets must be identified with ownership and maintenance responsibility along with the reception number and/or other information of record of associated documents.
- Engineer’s cost estimates for Arterial Streets when required, see below.
- All public streets on the plat must meet or exceed the published minimum design standards for right-of-way width and centerline geometry unless a variance has been obtained from the City Engineer and the Traffic Engineer.
- When the plat includes only public right-of-way for streets or drainage facilities but no lots, the financial assurances must be posted prior to recording the plat.
Prior to issuance of building permits. Financial Assurances are required for the following facilities (Upon probationary acceptance of public street and drainage improvements EDR holds ten percent retainage for the duration of the warranty period):
- public streets within the development
- public street improvements required off-site or adjacent to the development
- required traffic signals
- public drainage facilities identified in the Final Drainage Report
- any other special public construction requirements
EDR will prepare the cost estimates for street improvements using the published unit cost schedule available at the Engineering Development Review offices, unless the developer provides an engineer’s estimate, which shall be approved by EDR. City Engineering may require an engineer’s estimate in some cases (arterial and greater streets, public detention ponds, channel improvements etc.), and if so, said estimate must be submitted to and approved by EDR prior to plat recordation.
EDR reviews and signs off on the building permit construction plans for commercial and multi-family construction. The plan set must include the subdivision name, legal description, approved site/development plan, approved grading/erosion control plan and other pertinent civil site plans showing the required public street improvements. EDR reviews building permit plans every Tuesday and Thursday morning at RBC (DRE). Walk-ins are welcome at the EDR offices without appointment.
Street/Drainage construction. Prior to commencing construction of public street or drainage facilities EDR must review and approve the detailed construction plans and profiles for the work. These plans are submitted directly to EDR by the design engineer.
Sidewalk and Curb Replacement. In accordance with section 3.3.107 (D) and 3.4.103 (E) All adjacent curb, gutter, pedestrian ramps and sidewalk posing a safety concern, exhibiting excessive deterioration, not functioning as intended or not meeting current City standards must be removed and replaced. An on-site meeting can be set up with the City Engineering Inspector to determine if reconstruction is required. The inspectors can be reached at 385-5977.
Summary. For additional information about City Engineering requirements and other matters such as construction permitting, permit fees, and inspection/acceptance of street and drainage facilities, reference is made to the Subdivision Policy Manual and Chapter 7, Article 6-9 of the City Code, The Subdivision Code. Copies of Subdivision Policy Manual can be acquired on-line or can be purchased at Office Services, 30 S. Nevada Ave. Suite L01.
The Engineering Development Review Division is located at 30 S. Nevada Ave., Suite 401 in the City Administration Building, and can be reached at (719) 385-5918.
Latest Revision January 2016