Project Review Comments

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Project Name
Falcon Meadows at Bent Grass Fil 2,
Description
108 Single-family lots and public right-of-way
Location
Parcels
5301000019 5301000019 5301000020 5301000020 5301000021 5301000021 5301000023 5301000023 5301000036 5301000036 5301000037 5301000037
Applicant
Galloway & Company, Inc.
Civil Engineering Project Manager Grant Dennis ( grantdennis@gallowayus.com )
(719) 900-7220
Civil Engineering Project Manager Grant Dennis ( grantdennis@gallowayus.com )
(719) 900-7220
EA Number
EA2130
File Number
SF2134
Project Manager
Kari Parsons
Status
Closed
Created
6/8/2021 1:25:41 PM

View: Project Documents



Review Comments (58)

Link Agency Comment
EPC Stormwater Review
4/27/2022 11:17:38 AM
Review 4: EPC Stormwater comments have been resolved on the following documents:
- Drainage Report

EPC Stormwater has no further comments at this time. Thanks.

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com
4/27/2022 11:17:38 AM
PCD Engineering Division
4/25/2022 7:33:33 AM
No additional engineering comments. The engineering documents will be uploaded once approved by the ECM administrator.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com
4/25/2022 7:33:33 AM
View County Attorney - Development Review
4/19/2022 1:59:30 PM
Signature on Grading Acknowledgement form attached. 4/19/2022 1:59:30 PM
PCD Project Manager
4/12/2022 12:30:46 PM
Correct and sign please for County Approval. 4/12/2022 12:30:46 PM
View PCD Project Manager
4/12/2022 12:30:01 PM
Drainage report 4/12/2022 12:30:01 PM
PCD Engineering Division
4/12/2022 12:02:54 PM
Review 3 comments on the following documents will be uploaded by the project manager:
-Final Drainage Report: minor comment

Please sign and submit the following documents for approval:
-Final Drainage Report
-Traffic Study: this was missing the developers signature.
-ESQCP

Kari: a 3 day turnaround is sufficient for approval of the engineering documents by the ECM administrator.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com
4/12/2022 12:02:54 PM
EPC Stormwater Review
4/12/2022 10:34:00 AM
Review 3: 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)

Please sign and date the SWMP Checklist

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com
4/12/2022 10:34:00 AM
County Attorney - Development Review
4/7/2022 1:53:04 PM
No comment on items submitted for review. 4/7/2022 1:53:04 PM
RBD Floodplain
3/22/2022 8:40:47 AM
Limits of Disturbance shown on G1.1 indicate only a small portion of the spill way and a subterranean 6" overflow pipe located in the SFHA , Floodplain Dept is OK with this minor encroachment. 3/22/2022 8:40:47 AM
View County Attorney - Development Review
3/3/2022 12:20:46 PM
Signature on right of entry form is attached. Please ensure that the Construction Permit No. is filled out before the PCD Director signs. 3/3/2022 12:20:46 PM
PCD Administrative Notice
2/7/2022 3:20:56 PM
Adjacent property notifications have been mailed indicating the anticipated decision date and how to provide comment. 2/7/2022 3:20:56 PM
PCD Project Manager
2/7/2022 7:32:35 AM
Please revise documents and sign prior to uploading. Administrative notice of plat approval is being sent out by PCD staff. 2/7/2022 7:32:35 AM
View PCD Project Manager
2/7/2022 7:30:07 AM
Traffic study comment 2/7/2022 7:30:07 AM
View PCD Project Manager
2/7/2022 7:29:20 AM
Drainage Report Comments 2/7/2022 7:29:20 AM
View PCD Project Manager
2/7/2022 7:28:34 AM
CDs sheet C2.4 Comment 2/7/2022 7:28:34 AM
View PCD Project Manager
2/7/2022 7:23:59 AM
FAE redlines (repeat comment) 2/7/2022 7:23:59 AM
View PCD Project Manager
2/7/2022 7:23:27 AM
Final Plat redlines (repeat comments) 2/7/2022 7:23:27 AM
EPC Stormwater Review
2/7/2022 7:45:34 AM
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)

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

Please sign, date, and stamp (if applicable) all docs once PCD comments have been resolved.

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com
2/7/2022 7:45:34 AM
PCD Engineering Division
2/3/2022 11:29:08 PM
Review 2 comments on the following documents will be uploaded by the project manager:
-Final Drainage Report
-Traffic Study
-Construction Drawings

Please also refer to possible DPW stormwater engineer's comments on the engineering documents.

No additional comments from PCD engineering on the following documents:
-Letter of Intent
-GEC plan
-FAE
-Final Plat
-Soils & Geology

reviewed by:
Daniel Torres
danieltorres@elpasoco.com
2/3/2022 11:29:08 PM
County Attorney - Development Review
2/1/2022 8:13:21 PM
Comments on SIA have been addressed.

No Detention Maintenance Agreement was included in this referral. Please re-refer if review is needed.
2/1/2022 8:13:21 PM
View EPC Parks Department
1/24/2022 3:11:04 PM
See Parks review attached.

Greg
1/24/2022 3:11:04 PM
View EPC Health Department
11/13/2021 7:55:49 PM
11/13/2021 7:55:49 PM
View PCD Engineering Division
11/3/2021 7:42:24 AM
Soils and Geology redlines 11/3/2021 7:42:24 AM
View PCD Engineering Division
11/3/2021 7:36:48 AM
GEC plan redlines 11/3/2021 7:36:48 AM
View PCD Engineering Division
11/3/2021 7:18:52 AM
FAE redlines (with engineering comments) 11/3/2021 7:18:52 AM
View PCD Engineering Division
11/3/2021 7:18:27 AM
Plat redlines 11/3/2021 7:18:27 AM
View PCD Engineering Division
11/3/2021 7:16:55 AM
construction documents redlines 11/3/2021 7:16:55 AM
View PCD Engineering Division
11/3/2021 7:15:32 AM
Traffic Study redlines 11/3/2021 7:15:32 AM
View PCD Engineering Division
11/3/2021 7:14:40 AM
final drainage report redlines 11/3/2021 7:14:40 AM
PCD Engineering Division
11/3/2021 7:38:20 AM
Review 1 comments on the following documents will be uploaded:
-Letter of Intent
-Final Drainage Report
-Traffic Study
-Construction Documents
-GEC plan
-FAE
-Final Plat
-Soils & Geology

reviewed by:
Daniel Torres
danieltorres@elpasoco.com
11/3/2021 7:38:20 AM
PCD Project Manager
11/1/2021 3:52:43 PM
Why do we have to include tracts on plats when we split 35 acre parcel or less:
State Statute 30 28 101
(10) (a) Subdivision or subdivided land means any parcel of land in the state which is to be used for condominiums, apartments, or any other multiple-dwelling units, unless such land when previously subdivided was accompanied by a filing which complied with the provisions of this part 1 with substantially the same density, or which is divided into two or more parcels, separate interests, or interests in common, unless exempted under paragraph (b), (c), or (d) of this subsection (10).

As used in this section, interests includes any and all interests in the surface of land but excludes any and all subsurface interests.

(b) The terms subdivision and subdivided land, as defined in paragraph (a) of this subsection (10), shall not apply to any division of land which creates parcels of land each of which comprises thirty-five or more acres of land and none of which is intended for use by multiple owners.

(c) Unless the method of disposition is adopted for the purpose of evading this part 1, the terms subdivision and subdivided land, as defined in paragraph (a) of this subsection (10), shall not apply to any division of land:

(I) Which creates parcels of land, such that the land area of each of the parcels, when divided by the number of interests in any such parcel, results in thirty-five or more acres per interest;
11/1/2021 3:52:43 PM
PCD Project Manager
11/1/2021 3:41:58 PM
Engineering will upload remaining engineering review docs and the plat comments Daniel is finished with his review. 11/1/2021 3:41:58 PM
View PCD Project Manager
11/1/2021 3:40:14 PM
State Water Supply Summary Form- comments 11/1/2021 3:40:14 PM
View PCD Project Manager
11/1/2021 3:39:22 PM
Subdivision Summary sheet form comments 11/1/2021 3:39:22 PM
View PCD Project Manager
11/1/2021 3:38:29 PM
Letter of Intent comments 11/1/2021 3:38:29 PM
View PCD Project Manager
11/1/2021 3:37:51 PM
Landscape section of FAE only 11/1/2021 3:37:51 PM
View PCD Project Manager
11/1/2021 3:38:49 PM
Final plat checklist new format = same list of requirements 11/1/2021 3:38:49 PM
View PCD Project Manager
11/1/2021 3:36:34 PM
Application form comments 11/1/2021 3:36:34 PM
View Parks Advisory Board
10/22/2021 11:57:13 AM
See Park Advisory Board endorsed version attached. 10/22/2021 11:57:13 AM
View EPC Stormwater Review
10/20/2021 5:17:06 PM
SWMP checklist_V1 10/20/2021 5:17:06 PM
View EPC Stormwater Review
10/20/2021 5:16:38 PM
Storm Water Management Plan (SWMP)_V1 10/20/2021 5:16:38 PM
View EPC Stormwater Review
10/20/2021 5:16:19 PM
PBMP Applicability Form_V1 10/20/2021 5:16:19 PM
View EPC Stormwater Review
10/20/2021 5:16:08 PM
MS4 Post Construction Form_V1 10/20/2021 5:16:08 PM
View EPC Stormwater Review
10/20/2021 5:15:54 PM
Grading & Erosion Control checklist_V1 10/20/2021 5:15:54 PM
EPC Stormwater Review
10/20/2021 5:15:35 PM
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)
- 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
- SWMP
- SWMP Checklist

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com
10/20/2021 5:15:35 PM
View Colorado Division of Water Resources
10/20/2021 1:46:57 PM
10/20/2021 1:46:57 PM
View Mountain View Electric Association, Inc.
10/18/2021 12:17:14 PM
See attached comments 10/18/2021 12:17:14 PM
Pikes Peak Regional Building Department
10/18/2021 8:21:54 AM
1. Please provide the extensions for future development to the following streets Kittrick Place, Isabel Place & Daelyn Drive. Enumerations will need to see the extensions of these street to properly address the currently development.
2. In general notes on page 2 of 5 states that this plat is to create 71 lots and 5 tracts. I see 108 lots.

Standard Development Plan Comments:
1. For assignment of addressing for lots and tracts, place addressing marker (xxx) where they are intended to be utilized. Addressing marker for lots should be front door.
2. Provide a 100 scale copy or larger of the entire APPROVED development plan (d.p.) to this department so that addressing can be assigned. Once received, the development plan will be placed on a list to be addressed. Development plans that are not yet approved may be addressed, however additional plan review fees will accrue if changes are made to the D.P. after initial addressing.

Standard Final Plat comments:
1. Enumerations will review the mylar prior to plat for address placement, street names, and title block.
2. 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. Platting fees for this development is for 108 Lots and Zero lots with addresses. In less tract location for addresses are added, the plat fee will be $1,080.00.
3. A copy of the final recorded plat is required prior to plan submittal for RESIDENTIAL. Amy@pprbd.org(Please email the Enumerations staff that reviewed your project)

*New standard comment*: All mylar reviews will be reviewed via “pdf”. The mylar will be stamped by Enumerations for accuracy and returned to the applicant and the planner. All payments to be mailed to RBD via a check or credit card payment over the phone. Plats should not be recorded prior to Enumerations receiving payment. If you would like an in person review, you will have to make an appointment on our website.

Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org W: 719-327-2953
10/18/2021 8:21:54 AM
Colorado Geological Survey
10/15/2021 11:46:12 AM
The Falcon Meadows at Bent Grass Filing 2 (38.9493, -104.6252) development will include 108 single-family residential lots and five tracts on approximately 21.38 acres. The available referral documents include a Soil and Geology Study (Rocky Mountain Group (RMG), Revised December 10, 2020), Letter of Intent (N.E.S., Inc., September 2021), Final Plat (Galloway, August 27, 2021), Construction Drawings (Galloway, June 23, 2021), and other documents.

As noted on page 16 of RMG’s Soil and Geology Study, “The most significant geologic constraints to development recognized at this site are expansive/compressible soils and shallow groundwater.” In addition, Filing 2 is located outside the area designated as a floodplain per FEMA (Unnamed Tributary to Black Squirrel Creek No. 2, issued December 7, 2018). RMG makes appropriate recommendations regarding site development. CGS offers the following comments and recommendations.

Shallow groundwater and basement feasibility. As stated on page 14 in RMG’s report, “In areas where groundwater is anticipated to be within 14 feet of the original ground surface, Challenger Homes is proposing the use of non-basement foundations.” RMG’s soil borings indicated groundwater depths from 10 to 27 feet within Filing 2. RMG’s engineering and geology map (Figure 10) depicts lots 1-9, 23-59, and 68-108 “to be restricted to non-basement construction.” However, we are unsure why the remainder of the lots are not included in the “non-basement construction” designation as the groundwater level near these lots is around 14 feet and will fluctuate depending on the season, variations in rainfall, new development, etc. Therefore, if basement levels are planned for lots 10-22 and 60-67, CGS recommends the county require groundwater monitoring/observation to verify that proposed floor levels are at least three feet above maximum anticipated groundwater levels and maintained year-round. This study should be performed prior to the approval of the Final Plat to determine if basements are feasible and/or if an underdrain system could be employed for this site. Groundwater levels typically rise after development, and measurements of groundwater variations provide a basis for anticipating future groundwater levels.

As noted on page 14 of RMG’s report, “If groundwater is encountered at the time of the site-specific subsurface soil investigations within 4 to 6 feet of the proposed basement slab elevation, an underslab drain would be considered in conjunction with the perimeter drain.” Individual foundation perimeter drains are intended to handle small amounts of intermittent water and should not be used to mitigate a persistent shallow groundwater condition.

As recommended by RMG (page 10), site-specific Subsurface Soil Investigation should be performed for all proposed structures, including residences, community or common buildings, retaining walls and pumphouses, commercial buildings, etc. The site-specific soils and engineering investigations will be required to evaluate the expansive/compressible soils and depth to bedrock and groundwater and develop recommendations for foundations, floor systems, subsurface drainage, pavement, etc.

Submitted 10/15/21 by Amy Crandall, Engineering Geologist, Colorado Geological Survey
10/15/2021 11:46:12 AM
View County Attorney - Development Review
10/14/2021 6:53:34 PM
Proposed changes to SIA attached. 10/14/2021 6:53:34 PM
View EPC Environmental Services
10/8/2021 11:05:52 AM
10/8/2021 11:05:52 AM
Upper Black Squirrel Creek GWMD
10/6/2021 3:49:01 PM
The Upper Black Squirrel Creek GWMD does not have any comments at this time but respectfully reserves the right to comment on any future submittals. 10/6/2021 3:49:01 PM
View EPC Parks Department
10/6/2021 1:22:51 PM
Please see preliminary Parks comments attached.

Greg
10/6/2021 1:22:51 PM
Colorado Springs Utilities, Dev, Svc.(includes water resources)
10/5/2021 3:34:47 PM
On the final plat:
Please change Colorado Springs Utilities contact to Caleb Savage, cjsavage@csu.org, 719-668-1855

Include the following easement note:
ALL EASEMENTS THAT ARE DEDICATED HEREON FOR PUBLIC UTILITY PURPOSES SHALL BE SUBJECT TO THOSE TERMS AND CONDITIONS AS SPECIFIED IN THE INSTRUMENT RECORDED AT RECEPTION NUMBER 212112548 OF THE RECORDS OF EL PASO COUNTY, COLORADO. ALL OTHER EASEMENTS OR INTERESTS OF RECORD AFFECTING ANY OF THE PLATTED PROPERTY DEPICTED HEREON SHALL NOT BE AFFECTED AND SHALL REMAIN IN FULL FORCE AND EFFECT.

No other comments

Caleb Savage
Utilities Development Services | Colorado Springs Utilities
O: 719-668-1855 | cjsavage@csu.org
10/5/2021 3:34:47 PM
911 Authority - El Paso/Teller County
10/5/2021 7:30:07 AM
Street names were previously approved under BENT GRASS Filing #3

No action required by E911

G. West
10/5/2021 7:30:07 AM
Woodmen Road Metro
9/30/2021 10:49:49 AM
Woodmen Road Metropolitan District:
This property is located within the Woodmen Road Metropolitan District or its service area.
The District assess platting and building permit fees for new development in the District and requires developed parcels to be included in the Metro District boundaries through an Inclusion process; the District assess a mill levy on property in the District.

The fees for 2020 are:
Platting Fees:
Commercial- $1540/ACRE
Residential- $385.00/LOT

Building Permit Fees:
Commercial:
Destination/hotel- $1.37/SQUARE FOOT
Convenience Commercial- $5.51/SQUARE FOOT
All Other Uses- $1.10/SQUARE FOOT
Residential-
Single Family- $550/UNIT
Multi Family- $385/UNIT
9/30/2021 10:49:49 AM
Bent Grass Metro
9/30/2021 10:48:41 AM
This property is located within the Bent Grass Metropolitan District
The District assess’ platting fees and building permit fees for new development in the District, the District also assess’ a mill levy on property within the District Boundaries.

The Fees for 2020 are:
Traffic Signal Fee:
$1,000

Platting Fees:
Commercial- $5500/ACRE
Residential- $5500/ACRE

Building Permit Fees:
Commercial:
Industrial/ Agricultural/ Recreational/ institutional/ medical/ Office/ Retail/ Other non-residential - $1.00/ square foot
Residential:
Single Family - $500/ Unit
Multi Family - $350/ Unit
9/30/2021 10:48:41 AM
RBD Floodplain
9/29/2021 11:37:14 AM
add BFE lines to Tract H 9/29/2021 11:37:14 AM