Project Review Comments

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Project Name
Ridge at Lorson Ranch PUDSP (Vesting Requested)
Description
1000 Single-Family Lots, public roads, & early grading with wet utilities; site also includes a RHBPS pump station, and maintenance building; deviations for pedestrian ramps at street crossings
Location
Parcels
5500000367 5500000367 5500000368 5500000368 5500000369 5500000369 5500000371 5500000371
Applicant
Matrix Design Group, Inc.
Jason Alwine ( jason_alwine@matrixdesigngroup.com )
(719) 457-5609
Jason Alwine ( jason_alwine@matrixdesigngroup.com )
(719) 457-5609
EA Number
EA20166
File Number
PUDSP216
Project Manager
Kari Parsons
Status
Active
Created
3/9/2021 10:18:29 AM

View: Project Documents



Review Comments (59)

Link Agency Comment
View PCD Engineering Division
9/20/2021 7:53:10 PM
(Storm CDs redlined pages) 9/20/2021 7:53:10 PM
View PCD Engineering Division
9/20/2021 7:52:25 PM
(Utility CDs redlined pages) 9/20/2021 7:52:25 PM
View PCD Engineering Division
9/20/2021 7:51:06 PM
(Deviation request redlines) 9/20/2021 7:51:06 PM
View PCD Engineering Division
9/20/2021 7:50:07 PM
(FAE redlines) 9/20/2021 7:50:07 PM
View PCD Engineering Division
9/20/2021 7:49:13 PM
(GEC redlines summary) 9/20/2021 7:49:13 PM
View PCD Engineering Division
9/20/2021 7:48:46 PM
(GEC redlines) 9/20/2021 7:48:46 PM
View PCD Engineering Division
9/20/2021 7:48:06 PM
(PDR redlines summary) 9/20/2021 7:48:06 PM
View PCD Engineering Division
9/20/2021 7:47:34 PM
(PDR redlines) 9/20/2021 7:47:34 PM
View PCD Engineering Division
9/20/2021 7:46:58 PM
(TIS redlines summary) 9/20/2021 7:46:58 PM
View PCD Engineering Division
9/20/2021 7:46:31 PM
(TIS redlines) 9/20/2021 7:46:31 PM
View PCD Engineering Division
9/20/2021 7:46:00 PM
(PUDSP redlines summary) 9/20/2021 7:46:00 PM
View PCD Engineering Division
9/20/2021 7:45:23 PM
(PUDSP redlines) 9/20/2021 7:45:23 PM
View PCD Engineering Division
9/20/2021 7:44:36 PM
See comment memo and redlines.

The following items need to be revised and resubmitted:
- Deviation request for sight distance per TIS
- PUD/Preliminary Plan
- PDR
- TIS
- GEC Plan
- FAE
- Utility CDs
- Storm CDs
- Items with Stormwater comments

Also needed when available:
- Pre-Development Site Grading/ROA Acknowledgement


-- Jeff Rice - 719-520-7877
9/20/2021 7:44:36 PM
PCD Project Manager
9/17/2021 9:28:26 AM
Planning staff had some questions related to the traffic study. It was unclear which improvements the developer was installing with this development and at which filing of the PUDSP in the report. These improvements should be highlighted in the LOI as required with the preliminary plan approval criteria for identifying public improvements. Engineering will upload the comments. 9/17/2021 9:28:26 AM
View PCD Project Manager
9/17/2021 9:24:40 AM
Planning Only PUD Preliminary Plan, and landscape plan comments 9/17/2021 9:24:40 AM
View PCD Project Manager
9/17/2021 9:24:57 AM
Letter of Intent Planning Only- Thank you for addressing comments. Please add the additional deviations requested to the LOI and see the minor comments. Please remove the yellow highlight from the LOI so it can be attached to the staff report. 9/17/2021 9:24:57 AM
PCD Project Manager
9/16/2021 2:50:49 PM
Geology report; Thank you for providing the clarification with the resubmittal. 9/16/2021 2:50:49 PM
View EPC Stormwater Review
9/8/2021 3:29:45 PM
GEC Checklist 9/8/2021 3:29:45 PM
County Attorney - Development Review
8/31/2021 7:15:44 AM
Please submit a Detention Maintenance Agreement if the previously recorded Agreement (The Hills Filing 1) does not include all the ponds/BMPs needed for this development. 8/31/2021 7:15:44 AM
EPC Stormwater Review
9/8/2021 3:29:15 PM
Review 2: EPC Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- Drainage Report....(to be uploaded by PM with PCD comments)
- GEC Plan...............(to be uploaded by PM with PCD comments)
- GEC Checklist

Please include the following document on resubmittal:
- Private Detention Basin / Stormwater Quality BMP Maintenance Agreement (for WQCV Pond F).

EPC Stormwater comments have been resolved on the following documents:
- ESQCP
- FAE
- MS4 Post Construction Form
- PBMP Applicability Form
- SDI
- SWMP Checklist
- SWMP

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com
9/8/2021 3:29:15 PM
County Attorney - Development Review
8/22/2021 5:19:24 PM
Please submit a Detention Maintenance Agreement if the previously recorded Agreement (The Hills Filing 1) does not include all the ponds/BMPs needed for this development. 8/22/2021 5:19:24 PM
View Parks Advisory Board
6/14/2021 3:04:28 PM
See attached comments on behalf of El Paso County Parks. These comments were endorsed by the Park Advisory Board on June 9, 2021. 6/14/2021 3:04:28 PM
View PCD Engineering Division
6/3/2021 11:56:39 PM
(ESQCP redlines) 6/3/2021 11:56:39 PM
View PCD Engineering Division
6/3/2021 11:56:07 PM
(O&M redlines) 6/3/2021 11:56:07 PM
View PCD Engineering Division
6/3/2021 11:55:40 PM
(FAE redlines) 6/3/2021 11:55:40 PM
View PCD Engineering Division
6/3/2021 11:55:09 PM
(GEC redlines) 6/3/2021 11:55:09 PM
View PCD Engineering Division
6/3/2021 11:54:29 PM
(PDR redlines summary) 6/3/2021 11:54:29 PM
View PCD Engineering Division
6/3/2021 11:53:49 PM
(PDR redlines) 6/3/2021 11:53:49 PM
View PCD Engineering Division
6/3/2021 11:53:08 PM
(TIS redlines summary) 6/3/2021 11:53:08 PM
View PCD Engineering Division
6/3/2021 11:52:30 PM
(TIS redlines) 6/3/2021 11:52:30 PM
View PCD Engineering Division
6/3/2021 11:51:44 PM
(PUDSP redlines summary) 6/3/2021 11:51:44 PM
View PCD Engineering Division
6/3/2021 11:51:13 PM
(PUDSP redlines) 6/3/2021 11:51:13 PM
View PCD Engineering Division
6/3/2021 11:50:26 PM
See comment memo and redlines.

The following items need to be revised and resubmitted:
- At least 3 deviation requests:
- drainage basin diversion (DCM 1.2.6 / ECM 3.2.6)
- intersection spacing (Fontaine from Meridian west)
- sight distance per TIS
- PUD/Preliminary Plan
- PDR
- TIS
- GEC Plan
- FAE
- ESQCP
- O&M manual
- Items with Stormwater comments

Also needed when available:
- Pre-Development Site Grading/ROA Acknowledgement
- Utility CDs, if applicable


-- Jeff Rice - 719-520-7877
6/3/2021 11:50:26 PM
PCD Project Manager
6/2/2021 7:20:44 AM
Engineering comments are forthcoming. If wet utilities and early grading are sought, please submit and pay fees. 6/2/2021 7:20:44 AM
View PCD Project Manager
6/2/2021 7:20:02 AM
PUD SP Planning only comments 6/2/2021 7:20:02 AM
View PCD Project Manager
6/2/2021 7:09:21 AM
Geology Planning comments review 1 6/2/2021 7:09:21 AM
PCD Project Manager
6/1/2021 11:53:17 AM
ECM 3.3.6.requires drainage not overtop to sidewalks and roadways (ie: underdrains to be tied into to storm sewer in urban areas) If wet utilities are being requested with a preliminary plan, underdrains need to be clearly defined in the notes on the face of the Prelim/PUD. 6/1/2021 11:53:17 AM
View PCD Project Manager
5/26/2021 4:25:15 PM
LOI Planning Only Comments. Add PUD criteria from Chapter 4.... 5/26/2021 4:25:15 PM
PCD Project Manager
5/26/2021 9:57:27 AM
The wastewater report shall be updated to new criteria in 8.4.8 of Code.
The report uses 2019 data which states the Widefield Water and Sanitation District is at 78% capacity. A significant amount of development has occurred in 3 years. What is current capacity, how many units served, what is proposal for new infrastructure, and what does District have now?
5/26/2021 9:57:27 AM
PCD Project Manager
5/26/2021 9:43:14 AM
Please provide updated data within the water resource report. The data is over a year and a half old and much development has occurred in the area. Please view the LDC water report requirements and update appropriately. Water sources/ discussion of demand and balance, current commitments shall be provided for example....
https://library.municode.com/co/el_paso_county/codes/land_development_code?nodeId=CH8SUDEIMDE_8.4DECOST Section 8.4.8

Water Master Plan analysis is required including the existing availability of water , project demand, and estimated shortage, future sources, etc. Many consultants refer to the water resource report to obtain that statistical data because it is required in the water resource report. Please delete the wastewater pages of the report. Those should be included in the wastewater report- Code Section 8.4.8. (vise versa)
5/26/2021 9:43:14 AM
View PCD Project Manager
5/26/2021 9:17:58 AM
No comments from planning on noise study. Thank you data is clear and concise.
Please add language to fire protection report: see Code revisions and redline.

https://planningdevelopment.elpasoco.com/recent-amendments-land-development-code/
5/26/2021 9:17:58 AM
View Traffic Review Consultant
5/21/2021 2:35:27 PM
Comments uploaded to Bluebeam session on 5/21/2021. The attached memo provides additional information. 5/21/2021 2:35:27 PM
View EPC Stormwater Review
5/14/2021 6:22:59 AM
SWMP V_1 5/14/2021 6:22:59 AM
View EPC Stormwater Review
5/14/2021 6:22:40 AM
SWMP checklist V_1 5/14/2021 6:22:40 AM
View EPC Stormwater Review
5/14/2021 6:22:27 AM
SDI V_1 5/14/2021 6:22:27 AM
View EPC Stormwater Review
5/14/2021 6:22:13 AM
PBMP V_1 5/14/2021 6:22:13 AM
View EPC Stormwater Review
5/14/2021 6:21:59 AM
MS4 V_1 5/14/2021 6:21:59 AM
View EPC Stormwater Review
5/14/2021 6:21:45 AM
GEC Checklist V_1 5/14/2021 6:21:45 AM
View Colorado Division of Water Resources
5/13/2021 3:51:06 PM
5/13/2021 3:51:06 PM
EPC Stormwater Review
5/14/2021 6:18:45 AM
Review 1: EPC Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- Drainage Report....(to be uploaded by PM with PCD comments)
- ESQCP...................(to be uploaded by PM with PCD comments)
- FAE........................(to be uploaded by PM with PCD comments)
- GEC Plan...............(to be uploaded by PM with PCD comments)
- GEC Checklist
- MS4 Post Construction Form
- PBMP Applicability Form
- SDI
- SWMP Checklist
- SWMP

Please include the following documents on resubmittal:
- Private Detention Basin / Stormwater Quality BMP Maintenance Agreement (from PUDSP-20-003)

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer I
glennreese@elpasoco.com
5/14/2021 6:18:45 AM
View Mountain View Electric Association, Inc.
5/13/2021 12:27:58 PM
See attached comments 5/13/2021 12:27:58 PM
Colorado Geological Survey
5/13/2021 10:12:32 AM
I understand this planned unit development and preliminary plan referral consists of 994 single-family units on approximately 206.473 acres located east of Marksheffel Road and Fontaine Blvd.

The site does not contain steep slopes or mapped floodplains, nor is it exposed to any geologic hazards that preclude the proposed development. As noted on page 14 of RMG’s Soils and Geology Study (Rocky Mountain Group (RMG), March 22, 2021), geologic constraints are present and include expansive soils and bedrock, faults, seismicity, radon, and erosion. We offer the following comments.

1. RMG states (page 13) that the proposed cuts and fills located within the building envelopes are anticipated to vary between 10 and 20 feet. Also noted on page 13, “the excavations are anticipated (to) encounter sandy clay and claystone. The on-site soils can generally be used as site-grading fill, though the use of claystone within the fill should be avoided where the fill will be located below the proposed foundations.” Based on RMG’s boring logs, expansive bedrock was encountered near the existing ground surface in some borings. CGS agrees with RMG that claystone should be avoided in the subexcavation and replacement section beneath foundations, implying that these materials should not be placed within the fill section beneath structures.

However, this contradicts statements indicated on pages 15 and 17 of RMG’s report regarding removal and replacement beneath the foundation or floor slab bearing levels. For example, on page 15, “This can be accomplished through “mass” subexcavation and replacement with moisture-conditioned expansive soils/bedrock during land development operations.” CGS recommends that RMG clarify if the use of claystone beneath structures is acceptable during overlot site grading.

2. As noted on page 19 of RMG’s report, “A subsurface perimeter drain is recommended around portions of the structures which will have habitable or storage space located below the finished ground surface.” RMG did not encounter groundwater in their borings during drilling. As noted by RMG (page 19), “depending on the conditions encountered during site-specific subsurface soil investigations and the conditions observed at the time of the open excavation observations, additional subsurface drainage systems may be recommended.” CGS agrees with RMG that “surface and subsurface drainage systems should be implemented” and that “Exterior, perimeter foundation drains should be installed around below-grade habitable or storage spaces.”

3. RMG states on page 14, “It is our opinion that the existing geologic and engineering conditions can be satisfactorily mitigated through proper engineering, design and contraction practices.” Should this be “...proper engineering, design, and construction practices...”?

4. In reviewing RMG’s laboratory testing, the water content of a sandy clay sample from 4 ft. depth in boring F-36 is 39.9 percent, and the water content of a claystone sample from 14 ft. depth in boring F-34 is 36.9 percent which is unusually high compared to other samples. If these moisture contents are correct, saturated conditions may be encountered during construction that may require soil stabilization. Additionally, in Figure No. 25, boring D-41 contains a water content of 648.9, which is a typo, and boring D-42 is missing relevant lab data. CGS recommends that RMG verify and, if necessary, correct their lab test values.

5. CGS recommends a note be added to the plans stating that prior to residential construction, lot-specific subsurface soil investigations are required for site-specific foundation design and other engineering aspects related to development. Also, Note 1 (Geotechnical Report Note) on the Grading and Erosion Control Plans (CORE Engineering Group, March 26, 2021) references the wrong RMG report date and Job No.

Provided RMG’s recommendations are adhered to, lot-specific subsurface soil investigations are performed, and RMG clarifies if the use of claystone bedrock beneath structures during overlot grading operations is acceptable, CGS has no objection to the proposed residential use and density.

Submitted 5/13/2021 by Amy Crandall, Engineering Geologist, Colorado Geological Survey (303-384-2632 or acrandall@mines.edu)
5/13/2021 10:12:32 AM
View EPC Parks Department
5/13/2021 9:03:49 AM
Please find attached preliminary comments on behalf of El Paso County Parks. This application will be presented to the El Paso County Park Advisory Board on June 9, 2021. 5/13/2021 9:03:49 AM
Pikes Peak Regional Building Department
5/7/2021 8:46:41 AM
Regarding a request for approval of a PUD development plan for Ridge at Lorson Ranch, Enumerations has the following comments:

1. Per Regional Building Code, section RBC312.8 addresses must appear on plats. Submit a 100 scale copy of the plat to our office for addressing. Place an (xxxx) on all lots and tracts which will require an address, in the location the address will be needed. Once addressing is completed, the addresses will be returned so that they may be placed on the mylar prior to recording.
2. Prior to recording, Enumerations will review the mylar for addressing, title block, street names and floodplain statement. A fee of $10 per lot/tract addressed, payable to Pikes Peak Regional Building Department will be due at the time of mylar review.
3. Provide a copy of the final recorded plat to Enumerations. Approval of any plans submitted for this development will be pending receipt in our office of a copy of the final recorded plat.





Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2888 E: brent@pprbd.org W: pprbd.org
5/7/2021 8:46:41 AM
View EPC Environmental Services
5/5/2021 1:49:03 PM
5/5/2021 1:49:03 PM
County Attorney - Development Review
5/5/2021 11:39:08 AM
Please provide a separate Detention Maintenance Agreement for review in connection with the early grading request. The previously recorded Agreement does not appear to include this development. 5/5/2021 11:39:08 AM
911 Authority - El Paso/Teller County
4/29/2021 7:38:59 AM
Street naming previously approved in separate correspondence.

G. West
4/29/2021 7:38:59 AM
View Colorado Parks and Wildlife
4/22/2021 3:19:26 PM
4/22/2021 3:19:26 PM
County Attorney - Water
4/22/2021 9:41:03 AM
County Attorney's Office will provide review of water sufficiency following receipt of findings from Colorado Division of Water Resources. Thank you. 4/22/2021 9:41:03 AM