Project Review Comments

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Project Name
515 Struthers Loop - Atwood Subdivsion
Description
Subdivide one lot into two residential lots
Location
Parcels
7136002005 7136002005
Applicant
Aaron Atwood
Aaron Atwood ( aaronjatwood@gmail.com )
(719) 238-8800
Aaron Atwood ( aaronjatwood@gmail.com )
(719) 238-8800
EA Number
EA2122
File Number
SF2215
Project Manager
Kylie Bagley
Status
Active
Created
2/4/2021 3:53:07 PM

View: Project Documents



Review Comments (25)

Link Agency Comment
EPC Stormwater Review
8/25/2022 12:35:17 PM
Review 2: EPC Stormwater comments have been resolved (by the PCD Engineer) on the following documents:
- Drainage Letter

EPC Stormwater has no further comments at this time thanks.

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com
8/25/2022 12:35:17 PM
County Attorney - Water
8/24/2022 3:40:57 PM
County Attorney's Office has contacted Dave Gorman to discuss water supply. 8/24/2022 3:40:57 PM
View PCD Project Manager
8/19/2022 4:03:41 PM
Final Plat Drawings Redlines 8/19/2022 4:03:41 PM
Colorado Geological Survey
8/17/2022 11:30:04 AM
The Colorado Geological Survey (CGS) previously (5.4.22) commented on this submittal (located 39.0533, -104.8367). Additionally, we met (5.26.22) with the applicant, their consultant, the County planner, and other representatives from El Paso County to discuss our recommendation for a plat note about the feasibility of basements or other habitable below grade due to shallow groundwater. CGS recognizes that the applicant relies on his consultant and has provided additional groundwater data. The Soils and Geology Study (RMG, Amended July 19, 2022) presents measured groundwater depths of 12.0 to 13.5 feet from June 7th to July 7th, 2022, in three borings. This indicates that shallow groundwater with potential impacts to below-grade inhabitable areas, including basements, occurs within the site but is insufficient data to evaluate the constraint of shallow groundwater fully. The county code is clear that information on the seasonal variations in groundwater should be discussed in the report (Engineering Criteria Manual, D. Geologic Descriptions, 6. Groundwater -Seasonal variations.) We recommend that such a discussion be based on data from a monitoring program. RMG specifically excludes a groundwater monitoring program from their scope of work on page 6.

RMG recommends perimeter and under slab drains, which are insufficient to mitigate an intermittent but persistent groundwater presence. Drilling at the time of construction will only provide a snapshot of groundwater conditions and cannot be relied upon to determine seasonal fluctuation impacts on below-grade areas. A plat note is required by the El Paso County Land Development Code, 8.4.2. (B) Hazards. “Lots or tracts subject to natural hazards which may be eliminated through specialized engineering shall be identified on the plat. Identification of natural hazards on the plat shall include a statement about the specific natural hazard and a statement of the engineering alterations required to eliminate the natural hazard. The following hazards are subject to these requirements: (only the groundwater hazard is listed in this review)
• Hazards caused by high water table…, as identified by the applicant, review agency, or County inventory.”

Our previous comments remain relevant. As previously stated, “The expanded report should include recommendations on mitigation of shallow groundwater, any additional problems associated with groundwater level fluctuations as well as any additional geologic conditions that may impose constraints on construction.”

“Additionally, CGS recommends a plat note be added that no basements or inhabitable below-grade areas are allowed unless groundwater monitoring (through the annual seasonal fluctuations) before construction demonstrates that below-grade areas can maintain 3-5 feet between the bottom of the foundation and the groundwater, or site grading indicates that it will mitigate the depth to groundwater.”

Submitted 8/17/2022 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu
8/17/2022 11:30:04 AM
PCD Engineering Division
8/11/2022 2:10:49 PM
Engineer Review Ver.2

Comments has been addressed on LOI, Drainage Rpt, and Plat Drawing
Plat Drawing requires admin correction for Soils Report date in Note #10.
Please sign/stamp drainage report and return for PCD Engineering final approval.


Thank you

Edward B. Schoenheit
Engineer I Reviewer
El Paso County Planning & Community Development
EdwardSchoenheit@elpasoco.com
719-520-6813 (O)
8/11/2022 2:10:49 PM
View Colorado Parks and Wildlife
5/9/2022 5:58:49 PM
5/9/2022 5:58:49 PM
County Attorney - Development Review
5/9/2022 11:44:17 AM
No comments from County Attorney's Office - Development Review 5/9/2022 11:44:17 AM
Tri-Lakes-Monument Fire Protection District
5/6/2022 8:36:45 AM
We have no comments at this time. JCB 5/6/2022 8:36:45 AM
View PCD Project Manager
5/6/2022 8:15:47 AM
Letter of Intent Redlines 5/6/2022 8:15:47 AM
View PCD Project Manager
5/6/2022 8:15:24 AM
Final Plat Redlines 5/6/2022 8:15:24 AM
View PCD Project Manager
5/6/2022 8:15:00 AM
Drainage Letter Redlines 5/6/2022 8:15:00 AM
Colorado Geological Survey
5/4/2022 5:11:11 PM
Submitted documents for the proposed subdivision (located 39.0533, -104.8367) include a Soils report (Geoquest, dated July 28, 2021) and a more recent Soils and Geology Study (RMG, April 8, 2022). Geoquest drilled two test borings. They do not measure the depth to groundwater in their borings, but they note high moisture content at 5 and 6 feet. Geoquest discusses the need for additional drainage during construction “…due to the high moisture content.” RMG does not perform further subsurface investigation or examine the evidence provided by Geoquest of shallow groundwater.
CGS recommends that before the approval of the subdivision, the County requires the Soil and Geology Study to be expanded to include evaluation and discussion of the shallow groundwater indicated in the Geoquest report. Additional borings may be necessary to adequately evaluate the site conditions as both of Geoquest’s borings are in the south end of the property and were not used to measure groundwater depths. The expanded report should include recommendations on mitigation of shallow groundwater, any additional problems associated with groundwater level fluctuations as well as any additional geologic conditions that may impose constraints on construction. CGS looks forward to reviewing additional analysis and recommendations when available.
Additionally, CGS recommends a plat note be added that no basements or inhabitable below-grade areas are allowed unless groundwater monitoring (through the annual seasonal fluctuations) before construction demonstrates that below-grade areas can maintain 3-5 feet between the bottom of the foundation and the groundwater, or site grading indicates that it will mitigate the depth to groundwater.
As RMG states p. 11 “…conclusions and recommendations presented in this report are not intended for design and construction.” Once individual home sites have been chosen, site-specific soils and foundation investigations will be necessary. These should include drilling, testing, and analysis for determining basement feasibility and designing foundations, floor systems, subsurface drainage, pavements, etc. CGS recommends a plat note be added stating site-specific soils and foundation investigations are required for any structures.
Plat note 10 references the Geoquest report (July 28, 2021). CGS recommends that Plat Note 10 be updated to reference the date of RMG’s updated report.
Submitted 5/4/2022 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu
5/4/2022 5:11:11 PM
Pikes Peak Regional Building Department
5/4/2022 8:48:15 AM
Regarding a request for approval of a final plat for Pair-a-Dise Subdivision Filing No. 1, Enumerations has the following comments:

1. Based on the access easement shown on the plat, Enumerations has assigned the address of 505 Struthers Loop for proposed Lot 1. This address needs to be added to the plat.
2. Enumerations will review the mylar prior to recording as per usual. The Enumerations fee due at the time of review is $10.


Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2888 E: brent@pprbd.org W: pprbd.org
5/4/2022 8:48:15 AM
EPC Stormwater Review
5/2/2022 2:39:28 PM
Review 1: EPC Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- Drainage Letter...(to be uploaded by PM with PCD comments)

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com
5/2/2022 2:39:28 PM
Mountain View Electric Association, Inc.
5/2/2022 2:14:17 PM
Mountain View Electric Association requests a ten (10) foot front, side, and rear lot utility easements on the plat. The Association also requests the platting of the Association’s existing facilities with easements on the plat. Additional easements may be required. 5/2/2022 2:14:17 PM
View Colorado Division of Water Resources
5/2/2022 11:50:30 AM
5/2/2022 11:50:30 AM
View EPC Environmental Services
4/25/2022 2:57:14 PM
4/25/2022 2:57:14 PM
PCD Engineering Division
4/21/2022 4:06:40 PM
Engineer Review Ver.1

Please see engineer redline comments for correction on the following documents. Project Manager will upload review documents.

-Letter of Intent
-Plat Drawing
-Drainage Report

Thank you

Edward B. Schoenheit
Engineer I Reviewer
El Paso County Planning & Community Development
EdwardSchoenheit@elpasoco.com
719-520-6813 (O)
4/21/2022 4:06:40 PM
911 Authority - El Paso/Teller County
4/20/2022 9:00:30 AM
No new streetnames requested on this submittal.
No action for E911.
Thank you.
Justin
4/20/2022 9:00:30 AM
View Parks Advisory Board
4/19/2022 9:24:55 AM
See final Parks comments attached.

Thanks, Greg
4/19/2022 9:24:55 AM
View EPC Parks Department
4/19/2022 9:23:59 AM
See final Parks comments attached.

Thanks, Greg
4/19/2022 9:23:59 AM
Academy SD 20 Building Fund
4/19/2022 7:43:18 AM
Academy District 20 is in receipt of File# SF2215.

The District is requesting fees in lieu of land dedication per the existing El Paso County Code for all residential units developed within SF2215-Pair-a-Dise Subdivision No. 1 at the time of final plat.

If you need additional information, please contact me.

Don smith
Planning Consultant
4/19/2022 7:43:18 AM
US Fish Wildlife, Ecological Svcs. (USDOI, Fish & Wildlife Svc.)
4/13/2022 3:34:02 PM
The US Fish and Wildlife Service reviewed this project and offered comments on April 9, 2021. We still do not have any concerns. 4/13/2022 3:34:02 PM
County Attorney - Water
4/13/2022 2:20:03 PM
County Attorney's Office will provide review of water sufficiency following receipt of findings from Colorado Division of Water Resources. Thank you. 4/13/2022 2:20:03 PM
Lewis Palmer 38
4/13/2022 12:58:33 PM
This subdivision is located within the boundaries of Academy District 20, not Lewis-Palmer School District 38. 4/13/2022 12:58:33 PM