Project Review Comments

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Project Name
Peerless Farms Preliminary Plan
Description
Preliminary plan for 7 residential lots
Location
Parcels
4313000001 4313000001
Applicant
Kimley-Horn
Jim Houk ( jhouk@ttplan.net )
(719) 284-7830
Jim Houk ( jhouk@ttplan.net )
(719) 284-7830
EA Number
EA20165
File Number
SP217
Project Manager
Ryan Howser
Status
Active
Created
6/29/2021 7:46:42 AM

View: Project Documents



Review Comments (32)

Link Agency Comment
View Parks Advisory Board
2/9/2022 3:18:11 PM
See PAB endorsed motion attached.

Greg
2/9/2022 3:18:11 PM
View Colorado Division of Water Resources
1/31/2022 12:28:02 PM
1/31/2022 12:28:02 PM
View Colorado Parks and Wildlife
1/22/2022 10:03:48 AM
1/22/2022 10:03:48 AM
Colorado Department of Transportation - Pueblo Office
1/20/2022 12:32:11 PM
CDOT Traffic - The site does not generate sufficient traffic to warrant an access permit, nor is the site adjacent to a state highway. CDOT Traffic has no comments.

CDOT Access - This site is outside of CDOT jurisdiction and will not interfere with CDOT infrastructure, a CDOT Access Permit will not be required at this time.
1/20/2022 12:32:11 PM
View PCD Project Manager
1/19/2022 2:19:12 PM
PCD Planning comments - water summary sheet 1/19/2022 2:19:12 PM
View PCD Project Manager
1/19/2022 2:18:26 PM
PCD Planning comments - water resources report 1/19/2022 2:18:26 PM
View PCD Project Manager
1/19/2022 2:17:39 PM
PCD Engineering comments - traffic study 1/19/2022 2:17:39 PM
View PCD Project Manager
1/19/2022 2:17:17 PM
PCD Planning comments - subdivision summary form 1/19/2022 2:17:17 PM
View PCD Project Manager
1/19/2022 2:16:56 PM
PCD Engineering comments - soils & geology report 1/19/2022 2:16:56 PM
View PCD Project Manager
1/19/2022 2:11:23 PM
PCD Planning, PCD Engineering, and EPC Stormwater comments - preliminary plan 1/19/2022 2:11:23 PM
View PCD Project Manager
1/19/2022 2:18:44 PM
PCD Planning and PCD Engineering comments - letter of intent 1/19/2022 2:18:44 PM
View PCD Project Manager
1/19/2022 2:09:25 PM
PCD Engineering comments - grading & erosion control plan 1/19/2022 2:09:25 PM
View PCD Project Manager
1/19/2022 2:08:27 PM
PCD Engineering and EPC Stormwater comments - drainage report 1/19/2022 2:08:27 PM
PCD Project Manager
1/19/2022 2:03:03 PM
Fire Protection Report does not meet current standards. Please review the Code and revise the report to meet today's standards: https://assets-planningdevelopment.elpasoco.com/wp-content/uploads/LDC-Resolution/Resolution-21-36.pdf 1/19/2022 2:03:03 PM
Colorado Geological Survey
1/19/2022 9:31:07 AM
Colorado Geological Survey (CGS) has reviewed the submittal for the site (38.9243, -104.5128). CGS concurs in general with the geologic interpretation, identification of hazards and constraints, and mitigation presented by RMG (Soils and Geology Study, 5.14.21). Their report identifies loose soils, surface drainage, shallow groundwater, radon, and seismicity as constraints and hazards posed by geology. All the conditions, except for shallow groundwater, can be satisfactorily investigated with typical site-specific soils and foundation investigations that are required prior to any construction of homes or septic systems. RMG states p. 7 “Groundwater levels are anticipated to have sufficient separation from the bottom of proposed crawlspace and basement foundation components on Lots 2, 4, 6 and 7. Due to the shallow groundwater conditions encountered near the unnamed intermittent creek, the use of basements on Lots 1 and 5 may be limited. Groundwater conditions should be considered in the site-specific soils investigations and OWTS designs.” They also state p. 6-7 “Fluctuations in groundwater and subsurface moisture conditions may occur due to variations in rainfall and other factors not readily apparent at this time. Development of the property and adjacent properties may also affect groundwater levels.”
The Preliminary Plan (Kimley Horn, printed 12.21.21) includes a good note about potential geologic impacts on development. It would be prudent for the county to require an additional note on the plan that basements or crawlspaces are not allowed without data demonstrating adequate separation (approximately 3-5 feet) can be maintained from fluctuating groundwater levels. An unconfined aquifer was encountered in the subsurface investigation. RMG’s report has gathered data at a specific time (in this case March, considered a seasonally low point in groundwater levels). This data is a “snapshot” of groundwater depth. No data is presented on the extent of groundwater fluctuation either seasonally or from year to year. Basements should not be allowed without groundwater monitoring throughout a 12-month period that clearly indicates adequate separation (approximately 3-5 feet) can be maintained from fluctuating groundwater levels. Impacts to the measured fluctuating groundwater levels from variations in yearly precipitation rates must be included in this analysis. Prior to approval of basement or other habitable below-grade construction site-specific investigations must provide data on the fluctuation of groundwater and how the variation of yearly precipitation rates may impact this fluctuation.
All RMG’s recommendations, and specifically ones concerning drains, should be strictly adhered to.
Submitted 1.19.22 by Jonathan R. Lovekin, Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu
1/19/2022 9:31:07 AM
View EPC Stormwater Review
1/18/2022 4:58:25 PM
SWMP Checklist_v1 1/18/2022 4:58:25 PM
View EPC Stormwater Review
1/18/2022 4:56:14 PM
SWMP_v1 1/18/2022 4:56:14 PM
View EPC Stormwater Review
1/18/2022 4:54:32 PM
GEC Checklist_v1 1/18/2022 4:54:32 PM
EPC Stormwater Review
1/18/2022 4:45:36 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)
- Preliminary Plan........(to be uploaded by PM with PCD comments)
- GEC Checklist
- SWMP
- SWMP Checklist

Please provide the following documents on resubmittal:
- ESQCP
- FAE
- PBMP Applicability Form
- O&M Manual for water quality control measure

Reviewed by:
Christina Prete, P.E.
Stormwater Engineer III
christinaprete@elpasoco.com
1/18/2022 4:45:36 PM
Pikes Peak Regional Building Department
1/18/2022 3:58:54 PM
1. Once the two proposed street names are approved by El Paso/Teller County 911 Authority, please send Becky Allen (beckya@pprbd.org) the email confirming the approved street names.
2. Clarify the correct spelling of Sagecreek Road. Sagecreek or Sage Creek. RBD shows permit history for Sagecreek Road in our system for that area.
3. The existing address located on proposed Lot 3 (16975 Falcon Hwy):
a. How will the existing home be accessed and from which new street will it be accessed? 16975 Falcon Hwy has permit history and will require an address change based on the new approved street name. Please see our link here for address change requirements https://www.pprbd.org/File/Resources/Downloads/Addressing/REQUEST_TO_CHANGE_ADDRESS.pdf
b. We will need information on existing structures on this lot when the address change is submitted. Any remaining permitted structures will be included in the address change.
4. Enumerations will have further comments when the Final Plat is submitted.

Development Plan Comments apply:

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.

Becky Allen
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-799-2707 W: pprbd.org E: beckya@pprbd.org
1/18/2022 3:58:54 PM
PCD Engineering Division
1/18/2022 1:28:56 PM
Review 1 comments on the following documents will be uploaded as separate comments by the project manager:
-Traffic Letter
-Letter of Intent
-Soils & Geology Report
-Preliminary Plan
-Preliminary Plan
-Grading and Erosion Control Plan

Please note that a maintenance agreement will need to be provided at Final Plat submittal for access.


reviewed by:
Charlene Durham
charlenedurham@elpasoco.com
1/18/2022 1:28:56 PM
View Upper Black Squirrel Creek GWMD
1/11/2022 3:03:46 PM
1/11/2022 3:03:46 PM
View Upper Black Squirrel Creek GWMD
1/11/2022 3:02:42 PM
1/11/2022 3:02:42 PM
View EPC Parks Department
1/11/2022 8:37:06 AM
See preliminary Parks comments attached.

Thanks, Greg
1/11/2022 8:37:06 AM
911 Authority - El Paso/Teller County
1/5/2022 7:44:08 AM
Streetnaming criteria for the two proposed private roads can be found at
http://elpasoteller911.org/191/Street-Name-Database

Note: The plan drawings indicate Sage Creek Road, the proper listing for this is Sagecreek Road.

Thank you.
Justin
1/5/2022 7:44:08 AM
RBD Floodplain
1/4/2022 1:24:04 PM
All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage;
FEMA approved base flood elevation data and 100-year floodplain boundaries shall be provided and shown on plats
for subdivision proposals and other proposed developments that contain at least fifty lots or five (5) acres, whichever is less;
All buildable lots less than two and one half (2½) acres in size are required to be located entirely outside of the 100-year floodplain. Lands within the 100-year floodplain shall be established in a tract, and require that the owner maintain the tract. Buildable lots two and one half (2½) acres and larger, are required to have the 100-year floodplain contained in a drainage easement dedicated by plat in the name of the governing body with the restrictions of “No Build” and “No Storage of any Materials”;
1/4/2022 1:24:04 PM
County Attorney - Water
1/3/2022 3:22:50 PM
County Attorney's Office will provide review of water sufficiency following receipt of findings from Colorado Division of Water Resources. Thank you. 1/3/2022 3:22:50 PM
Mountain View Electric Association, Inc.
1/3/2022 2:43:09 PM
Mountain View Electric Association has no objections with the current plan. 1/3/2022 2:43:09 PM
View Falcon Fire Protection District
12/30/2021 2:08:56 PM
12/30/2021 2:08:56 PM
View EPC Environmental Services
12/30/2021 7:39:43 AM
12/30/2021 7:39:43 AM
View El Paso County Conservation Dist
12/29/2021 8:59:05 AM
12/29/2021 8:59:05 AM
View El Paso County Conservation Dist
12/29/2021 8:58:04 AM
12/29/2021 8:58:04 AM