Project Review Comments

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Project Name
8330 Mustang Place Vacation and Replat
Description
Vacate/replat to split 5-acre platted lot into two 2.5 acre lots. Contingent on rezoning to RR-2.5
Location
Parcels
5304002017 5304002017
Applicant
Michael Cartmell
Michael Cartmell ( cartmell.michael@gmail.com )
(719) 235-6797
Michael Cartmell ( cartmell.michael@gmail.com )
(719) 235-6797
EA Number
EA20101
File Number
VR224
Project Manager
Ryan Howser
Status
Active
Created
8/6/2020 9:45:06 AM

View: Project Documents



Review Comments (38)

Link Agency Comment
Colorado Springs Airport Advisory Commission
9/23/2022 7:59:30 AM
The following comments were presented at the Airport Advisory Commission meeting held on September 22, 2022 with no objections:

• Avigation Easement: An avigation easement is requested or provide proof of previous recording (book/page or reception number) for development plan/plat.

• FAA Form 7460-1: If use of equipment (permanent or temporary) will exceed 200 feet above ground level in height at this site, the applicant is to file an airspace evaluation case with the Federal Aviation Administration (FAA) and provide the results to the Airport before the commencement of construction activities. FAA’s website
(https://oeaaa.faa.gov/oeaaa/external/portal.jsp).
9/23/2022 7:59:30 AM
View Colorado Springs Airport Advisory Commission
8/31/2022 8:01:36 AM
The attached summary with comments will be presented at the September 28, 2022 Airport Advisory Commission meeting. 8/31/2022 8:01:36 AM
PCD Engineering Division
8/30/2022 7:25:33 AM
Comments have been resolved. The project manager will upload any approved documents.

Reviewed By:
Lupe Packman
Review Engineer
lupepackman@elpasoco.com
8/30/2022 7:25:33 AM
PCD Project Manager
8/24/2022 10:52:41 AM
Planning Division has no comments. 8/24/2022 10:52:41 AM
PCD Project Manager
8/19/2022 12:54:28 PM
Minor comment - please remove highlight edits and strikethrough edits on the LOI and re-upload. 8/19/2022 12:54:28 PM
View PCD Project Manager
8/19/2022 12:53:43 PM
PCD Engineering - minor comments on drainage report (includes markup summary at the end) 8/19/2022 12:53:43 PM
PCD Project Manager
8/19/2022 4:45:30 PM
Planning Division has no comments at this time. Please coordinate with PCD Project Manager regarding potential dates for Planning Commission and Board of County Commissioners hearings. Hearings will be scheduled upon resubmittal. We are anticipating targeting the October 6 Planning Commission hearing. 8/19/2022 4:45:30 PM
PCD Engineering Division
8/18/2022 11:19:23 AM
Review 3 comments will be uploaded by the project manager. Address minor comments on the following documents:

-Drainage report: Minor comments were provided. Sign drainage report with owner's signature and engineering stamp, per DORA bylaws, for approval.

Note to planner: set review cycle to 5 days.

Reviewed By:
Lupe Packman
Review Engineer
lupepackman@elpasoco.com
8/18/2022 11:19:23 AM
View PCD Project Manager
6/22/2022 4:48:18 PM
PCD Planning comments - LOI 6/22/2022 4:48:18 PM
View PCD Project Manager
6/22/2022 4:48:04 PM
PCD Planning and PCD Engineering comments - final plat 6/22/2022 4:48:04 PM
View PCD Project Manager
6/22/2022 4:47:21 PM
PCD Engineering comments - drainage letter 6/22/2022 4:47:21 PM
View County Attorney - Water
6/22/2022 11:22:01 AM
See attached County Attorney's Office Water Supply Review and Recommendations. 6/22/2022 11:22:01 AM
PCD Engineering Division
6/16/2022 11:51:24 AM
The project manager will upload comments on the following documents:

-Drainage letter
-Final plat

Reviewed By:
Lupe Packman
Review Engineer
lupepackman@elpasoco.com
6/16/2022 11:51:24 AM
Colorado Springs Utilities, Dev, Svc.(includes water resources)
6/8/2022 7:35:05 AM
The previous comments have been addressed. Approval can be recommended.

Corey Masoumi | Engineering Support Coordinator
Utilities Development Services | Colorado Springs Utilities
719-668-1856
cmasoumi@csu.org
6/8/2022 7:35:05 AM
Colorado State Forest Service
5/2/2022 9:33:18 AM
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. 5/2/2022 9:33:18 AM
View Colorado Division of Water Resources
4/29/2022 3:47:39 PM
4/29/2022 3:47:39 PM
PCD Project Manager
4/29/2022 1:33:34 PM
On the soils & geology report and OWTS report, one of the exhibits in the report is for the property on East Chaparral Loop. Please revise. 4/29/2022 1:33:34 PM
View PCD Project Manager
4/29/2022 1:24:35 PM
PCD Planning comments - water resources report. I will also request resubmittal of the water summary in case changes are proposed. 4/29/2022 1:24:35 PM
View PCD Project Manager
4/29/2022 1:24:01 PM
PCD Planning comments - LOI 4/29/2022 1:24:01 PM
View PCD Project Manager
4/29/2022 1:23:45 PM
PCD Planning comments - fire protection report 4/29/2022 1:23:45 PM
View PCD Project Manager
4/29/2022 1:18:04 PM
PCD Planning and PCD Engineering comments - final plat 4/29/2022 1:18:04 PM
View PCD Project Manager
4/29/2022 1:17:45 PM
PCD Engineering comments - drainage letter 4/29/2022 1:17:45 PM
Pikes Peak Regional Building Department
4/28/2022 9:23:46 AM
The address for the new lot 1 is 8290 Mustang Place. Please add this new address to the final plat.

Standard Final Plat comments apply:

• Enumerations will review the mylar prior to plat for address placement, street names, and title block.
• A $10.00 per lot and tract platting fee will be due at the time of the review of the mylar, (two addresses per lot and tract). If an address is not needed on a tract then no fee applies. Check should be made out to PIKES PEAK REGIONAL BUILDING DEPARTMENT or PPRBD. Paid directly to the Enumerations Department. An additional over the phone transaction fee of $3.50 will apply for any credit card payment.
• A copy of the final recorded plat is required prior to plan submittal for RESIDENTIAL. BeckyA@pprbd.org (Please email the Enumerations staff that reviewed your project).

Thanks,

Becky Allen
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-799-2707 W: pprbd.org E: beckya@pprbd.org
4/28/2022 9:23:46 AM
Colorado Geological Survey
4/27/2022 6:19:56 PM
8330 Mustang Place (38.9542, -104.6733) is not described with any geologic hazards or unusual geotechnical constraints in the Soil, Geology, and Wastewater Study (RMG Engineering, January 26, 2022). The conclusions and identification of geologic hazards in RMG’s report is based in part on two test pits dug to 8-feet. RMG describes the potential for expansive soil and bedrock although none were encountered in the test pits. RMG states p. “Based on the test pits performed by RMG for this investigation and our experience with similar materials in this area, the sand generally posses low swell potential. However, the Dawson formation is known to have moderate to high swell potential in some locations.” There are other subsurface geologic conditions that are known in this general area that can impose hazards or constraints to residential construction at this location. These include the potential for collapsible or loose soils, shallow groundwater, shallow hard bedrock, and perched groundwater on the shallow bedrock. There may also be erosion hazards to the sandy soils that also may be susceptible to scour erosion associated with the Physiographic Floodplain depicted in RMG’s Figure 6. This potential for scour erosion should be evaluated by the Civil Engineer for this lot (Lot 1 in Figure 6) to help determine the locations of residential or other types of structures.
CGS recommends that the County require the Soil, Geology, and Wastewater Study be expanded to include evaluation for these other geologic hazards and constraints known to exist in this area, specifically shallow groundwater and shallow bedrock. This type of investigation typically includes test borings of sufficient depth to determine groundwater and bedrock depths where both are likely to be shallow. Should groundwater be encountered or expected based on site conditions, the report should discuss the expected seasonal groundwater fluctuation expected at the site based on site-specific data.
RMG states p. 14 “The foundation systems for the proposed single-family residential structures and any retention/detention facilities should be designed and constructed based upon recommendations developed in a site-specific subsurface soil investigation.” Even with an expanded Soil and Geology study, it would be prudent for the County to require this recommendation by RMG be added as a note on the Plat. This Plat note should also state that the site-specific subsurface soil investigation required for each lot must also include drilled test holes deep enough to determine the feasibility of any basements or other anticipated habitable below-grade construction.
Submitted 4/27/2022 by Jonathan R. Lovekin, Senior Engineering Geologist, Colorado Geological Survey: jlovekin@mines.edu
4/27/2022 6:19:56 PM
PCD Engineering Division
4/26/2022 11:37:15 AM
The project manager will upload comments. Please address comments on the following documents:

-Drainage report
-Final plat


Reviewed By:
Lupe Packman
Review Engineer
lupepackman@elpasoco.com
4/26/2022 11:37:15 AM
Mountain View Electric Association, Inc.
4/25/2022 12:18:26 PM
Mountain View Electric Association has no objection to the current plan 4/25/2022 12:18:26 PM
Colorado Parks and Wildlife
4/21/2022 2:09:34 PM
Colorado Parks and Wildlife (CPW) has reviewed the plans for the 8330 Mustang Place Vacation and Replat in El Paso County. Colorado Parks and Wildlife (CPW) is in receipt of the above referenced permit application and is familiar with the site. Based both on the location and type of action that has been taken CPW anticipates that the impacts to the wildlife resource from this project would be negligible.

We appreciate being given the opportunity to comment. Please feel free to contact District Wildlife Manager, Aaron Berscheid, should you have any questions or require additional information at 719-439-9601 or via email at aaron.berscheid@state.co.us
4/21/2022 2:09:34 PM
View El Paso County Conservation Dist
4/18/2022 6:02:05 PM
EPCCD grass seed native shotgun mix info 4/18/2022 6:02:05 PM
View El Paso County Conservation Dist
4/18/2022 5:58:35 PM
EPCCD brief comments attached as a .docx 4/18/2022 5:58:35 PM
View Parks Advisory Board
4/15/2022 9:49:53 AM
See final Parks comments attached.

Thanks, Greg
4/15/2022 9:49:53 AM
View EPC Parks Department
4/15/2022 9:47:38 AM
See final Parks comments attached.

Thanks, Greg
4/15/2022 9:47:38 AM
Black Forest Land Use Committee
4/13/2022 7:07:18 AM
The Black Forest Land Use Committee has reviewed this proposal and recommends DENIAL. While we acknowledge that lots outside the forest to the south of the trees have been allowed to be 2.5-acres as a transition to urban densities, proposals like this set a precedent of dividing existing 5-acre lots in 5-acre developments into 2.5-acre lots. If this proposal is approved, what would stop someone in the forest from requesting the same? We advocate strongly for 5-acre density in the forest but are fearful that this is in danger with the new county master plan. The neighbors in this development purchased their lots with the understanding that 5-acre lots would give them space and lack of congestion. Approving this is different than a development planned for 2.5-acre lots from the start where each buyer knows what the plan is meant to be.

I believe this has already happened once before in this area and we were opposed to that as well.

We recommend DENIAL for the sake of the precedent it will set.
4/13/2022 7:07:18 AM
View Colorado Springs Utilities, Dev, Svc.(includes water resources)
4/12/2022 7:44:46 AM
Please see the attached PDF for our comments.

Corey Masoumi | Engineering Support Coordinator
Utilities Development Services | Colorado Springs Utilities
719-668-1856
cmasoumi@csu.org
4/12/2022 7:44:46 AM
View EPC Environmental Services
4/11/2022 11:55:05 AM
4/11/2022 11:55:05 AM
911 Authority - El Paso/Teller County
4/11/2022 8:54:20 AM
No action for E911 on this submittal.
Thank you.
Justin
4/11/2022 8:54:20 AM
County Attorney - Development Review
4/7/2022 2:19:46 PM
No comments from County Attorney - Development Review at this time. 4/7/2022 2:19:46 PM
Falcon Fire Protection District
4/7/2022 8:08:13 AM
Falcon Fire has no objects or concerns with this request. 4/7/2022 8:08:13 AM
County Attorney - Water
4/6/2022 2:56:23 PM
The County Attorney's Office will provide review of water sufficiency following receipt of findings from the Colorado Division of Water Resources. Thank you. 4/6/2022 2:56:23 PM