Project Review Comments

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Project Name
Nabulsi-Abushaban Subdivision
Description
Minor subdivision - creation of 4 new lots
Location
Parcels
5219000101 5219000101
Applicant
Taher Nabulsi
Taher Nabulsi ( tnabulsi@hotmail.com )
(858) 245-4927 Taher Nabulsi ( tnabulsi@hotmail.com )
(858) 245-4927
EA Number
EA21214
File Number
MS2211
Project Manager
Joe Letke
Status
Active
Created
11/23/2021 12:53:06 PM

View: Project Documents


Review Comments (58)
Link Agency Comment
View County Attorney - Water
11/13/2024 10:15:00 AM 		See Water Supply Review and Recommendations. 11/13/2024 10:15:00 AM
View EPC Stormwater Review
11/12/2024 6:01:48 PM 		CD's (Uploaded for DS Engineering) 11/12/2024 6:01:48 PM
View EPC Stormwater Review
11/12/2024 5:59:35 PM 		SWMP Checklist 11/12/2024 5:59:35 PM
View EPC Stormwater Review
11/12/2024 5:58:46 PM 		SWMP 11/12/2024 5:58:46 PM
View EPC Stormwater Review
11/12/2024 5:56:55 PM 		Private Detention Basin / Stormwater Quality BMP Maintenance Agreement 11/12/2024 5:56:55 PM
View EPC Stormwater Review
11/12/2024 5:56:29 PM 		GEC Checklist 11/12/2024 5:56:29 PM
View EPC Stormwater Review
11/12/2024 5:55:50 PM 		GEC Plan 11/12/2024 5:55:50 PM
View EPC Stormwater Review
11/12/2024 5:53:54 PM 		Final Plat 11/12/2024 5:53:54 PM
View EPC Stormwater Review
11/12/2024 5:53:34 PM 		FAE 11/12/2024 5:53:34 PM
View EPC Stormwater Review
11/12/2024 5:52:44 PM 		Drainage Report 11/12/2024 5:52:44 PM
View PCD Engineering Division
11/12/2024 2:48:52 PM 		Escrow Agreement Template 11/12/2024 2:48:52 PM
View PCD Engineering Division
11/12/2024 2:42:41 PM 		TIS Redlines 11/12/2024 2:42:41 PM
County Attorney - Development Review
11/12/2024 2:26:29 PM 		Comments from 12/1/23 have not yet been addressed.

Lori Seago
Sr. Asst. County Attorney
loriseago@elpasoco.com 		11/12/2024 2:26:29 PM
View PCD Project Manager
11/12/2024 1:37:59 PM 		-LOI 11/12/2024 1:37:59 PM
View PCD Engineering Division
11/12/2024 12:01:45 PM 		Deviation Request Redlines 11/12/2024 12:01:45 PM
View PCD Engineering Division
11/12/2024 12:01:10 PM 		County Access Permit Terms & Conditions 11/12/2024 12:01:10 PM
View PCD Engineering Division
11/12/2024 12:00:34 PM 		County Access Permit (to be filled out by applicant). Submit under child CA project which will be set up by Project Manager. 11/12/2024 12:00:34 PM
View PCD Engineering Division
11/12/2024 11:59:30 AM 		Private Road Sign Specification 11/12/2024 11:59:30 AM
View PCD Engineering Division
11/12/2024 11:58:59 AM 		Private Road Sign Detail 11/12/2024 11:58:59 AM
PCD Engineering Division
11/12/2024 3:21:45 PM 		Review 2 comments will be uploaded by the project manager. Review comments on the following documents:

- Deviation Request
- Traffic Impact Study
- Final Plat (to be uploaded by Stormwater)
- Drainage Report (to be uploaded by Project Manager)
- Construction Drawings (to be uploaded by Project Manager)

Note:
- A new county access permit will need to be submitted for the project. Project Manager, please open up a child project under the new CA project type for this permit. A copy of the permit and associated terms and conditions has been uploaded for your use.
- An escrow agreement will be necessary for Old Ranch Road. Agreement template has been uploaded for use.
- Private culvert under the private roadway needs to be included in the maintenance agreement.

Reviewed by:
Charlene Durham P.E.
charlenedurham@elpasoco.com

Hao Vao 		11/12/2024 3:21:45 PM
PCD Project Manager
11/12/2024 1:38:26 PM 		Planning has comments on the following documents:

-Letter of Intent
-Final Plat (shall be uploaded by DPW Development Services)
-Soils and Geology Report (Please upload an editable version) comment on Figure 6; please review the address.
-Site Plan (please upload a site plan to show existing structures and setbacks)

Joe Letke
Planner
joeletke@elpasoco.com 		11/12/2024 1:38:26 PM
EPC Stormwater Review
11/12/2024 5:51:24 PM 		Review 2: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- Drainage Report
- FAE
- Final Plat
- GEC Plan
- GEC Checklist
- Private Detention Basin / Stormwater Quality BMP Maintenance Agreement
- SWMP
- SWMP Checklist

EPC DPW Stormwater comments have been resolved on the following documents:
- CDs
- ESQCP
- O&M Manual
- PBMP Applicability Form

Reviewed by:
Mikayla Hartford
Stormwater Engineer I
719.339.5053
MikaylaHartford@elpasoco.com 		11/12/2024 5:51:24 PM
Colorado Geological Survey
11/5/2024 12:56:12 PM 		As requested by the county (email, October 22, 2023), the Colorado Geological Survey (CGS) has reviewed the resubmittal (File MS2211, located at 38.9857, -104.7024). Provided that Entech’s recommendations are strictly adhered to, CGS has no objection to approval.
Submitted November 5, 2024, by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu 		11/5/2024 12:56:12 PM
Pikes Peak Regional Building Department
10/28/2024 2:40:32 PM 		1. Will the existing mobile home be removed? The address of 10650 Black Forest Road requires an address change. Remove this address from the plat. Is this the caretakers home? Where is this structure located? Link for address change: https://www.pprbd.org/File/Resources/Downloads/Addressing/Request%20for%20change%20of%20address%20ACCESS.pdf
2. Add the Serenity Ridge View addresses to the plat.


Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org 		10/28/2024 2:40:32 PM
Colorado Springs Planning & Community Development
1/9/2024 12:30:00 PM 		If seeking City Utilities, annexation required 1/9/2024 12:30:00 PM
View El Paso County Conservation Dist
1/9/2024 12:24:03 PM 		Apologies for delayed comments; communication error on my part. Attached as a .pdf. 1/9/2024 12:24:03 PM
Colorado Parks and Wildlife
12/28/2023 12:59:38 PM 		Colorado Parks and Wildlife (CPW) has reviewed the plans for the Nabulsi-Abushaban Subdivision in El Paso County. Colorado Parks and Wildlife (CPW) has received 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 allowed 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 		12/28/2023 12:59:38 PM
View Colorado Division of Water Resources
12/27/2023 1:45:41 PM 		12/27/2023 1:45:41 PM
Northern EPC Coalition of Community Organizations, Inc. (NEPCO)(to also include the TLLU areas)
12/23/2023 3:33:16 PM 		From NEPCO: This project is outside the area NEPCO focus's on. No comment 12/23/2023 3:33:16 PM
Colorado Geological Survey
12/19/2023 11:15:25 AM 		As requested by the county (email, November 27, 2023), the Colorado Geological Survey (CGS) has reviewed the submittal (File MS2211, located at 38.9857, -104.7024). Provided that Entech’s recommendations are strictly adhered to, CGS has no objection to approval.
Submitted 12/19/2023 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu 		12/19/2023 11:15:25 AM
View PCD Project Manager
12/18/2023 4:38:16 PM 		PBMP Applicability Form 12/18/2023 4:38:16 PM
View PCD Project Manager
12/18/2023 4:37:47 PM 		Financial Assurance Forms 12/18/2023 4:37:47 PM
View PCD Project Manager
12/18/2023 4:37:23 PM 		Drainage Letter 12/18/2023 4:37:23 PM
View PCD Project Manager
12/18/2023 4:36:00 PM 		Construction Drawings 12/18/2023 4:36:00 PM
View PCD Project Manager
12/18/2023 4:35:30 PM 		Traffic Impact Study 12/18/2023 4:35:30 PM
View PCD Project Manager
12/18/2023 4:34:41 PM 		Soils and Geology Report 12/18/2023 4:34:41 PM
View PCD Project Manager
12/18/2023 4:33:48 PM 		Plat Drawing 12/18/2023 4:33:48 PM
View PCD Project Manager
12/18/2023 4:33:28 PM 		Deviation Request 12/18/2023 4:33:28 PM
View PCD Project Manager
12/18/2023 4:30:48 PM 		Fire Protection Report 12/18/2023 4:30:48 PM
View PCD Project Manager
12/18/2023 4:30:18 PM 		Letter of Intent 12/18/2023 4:30:18 PM
View PCD Project Manager
12/18/2023 4:29:50 PM 		Final Plat Drawings 12/18/2023 4:29:50 PM
PCD Project Manager
12/18/2023 4:38:39 PM 		Planning has comments on the following documents:

- Letter of Intent
- Fire Report
- Soils and Geology Report
- Final Plat

See the included documents and comments by DPW Engineering and Stormwater teams.

Joe Letke
Planner II
Planning & Community Development
719.520.7964 (Office) 		12/18/2023 4:38:39 PM
View EPC Stormwater Review
12/18/2023 8:44:01 AM 		PBMP Applicability Form 12/18/2023 8:44:01 AM
View EPC Stormwater Review
12/18/2023 8:43:37 AM 		ESQCP 12/18/2023 8:43:37 AM
EPC Stormwater Review
12/18/2023 8:43:03 AM 		Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- CDs.......................(to be uploaded by PM)
- Drainage Report....(to be uploaded by PM)
- ESQCP
- FAE.......................(to be uploaded by PM)
- Final Plat...............(to be uploaded by PM)
- PBMP Applicability Form

Since the proposed soil disturbance is >1ac, the following documents are required. Please provide them upon resubmittal (the planner will send an upload request):
- GEC Plan (can be included with CDs if you'd like)
- GEC Checklist
- O&M Manual (for grass buffer/swale. See City's website for a template)
- Private Detention Basin / Stormwater Quality BMP Maintenance Agreement [download from PCD website]
- SWMP
- SWMP Checklist

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
GlennReese@elpasoco.com 		12/18/2023 8:43:03 AM
PCD Engineering Division
12/18/2023 3:57:54 PM 		Review 1 comments will be uploaded by the project manager. Review comments on the following documents:

- Deviation Request
- Plan Drawing
- Traffic Impact Study
- Final Plat Drawing
- Drainage Report
- Soils & Geology Report
- Construction Drawings

Reviewed by:
Charlene Durham P.E.
Carlos Hernandez
charlenedurham@elpasoco.com
carloshernandez@elpasoco.com 		12/18/2023 3:57:54 PM
View Colorado State Forest Service
12/13/2023 11:37:48 AM 		The Colorado State Forest Service recommends that all forested acres be mitigated to reduce the risk of wildfire and that defensible space be created for each dwelling using the standards in the CSFS "Home Ignition Zone Guide" (formerly known as "Quick Guide FIRE 2012-1: Protecting Your Home From Wildfire") located on the Colorado State Forest Service website, and as recommended in the wildland Fire & Risk Mitigation Plan.

https://csfs.colostate.edu/media/sites/22/2021/04/2021_CSFS_HIZGuide_Web.pdf

In addition, we recommend that all wildfire mitigation be completed before or during dwelling construction. 		12/13/2023 11:37:48 AM
Pikes Peak Regional Building Department
12/12/2023 11:35:16 AM 		1. Where is the access easement to lot 2? Letter of intent states that, All existing access points within this subdivision will be closed to/from Black Forest Road. If this is the case, why does site plan show access from Black Forest Road to the current residence, proposed to be lot 3?
2. The hired hand cabin should have a separate address from the main home. When was this structure built? Was there a permit at the time?
3. 10650 Black Forest Road is the mobile home address? Label the site plan with the address next to home that was permitted under this address.
4. 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.

5. Standard Final Plat comments:
a. Enumerations will review the pre-plat (mylar) prior to plat for address placement, street names, and title block.
b. A $10.00 per lot and tract platting fee will be due at the time of the review of the pre-plat, (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. As of December 5th 2023, the fee for all credit/debit cards has changed from the flat 2.95% fee to the following: Over the phone Credit/Debit Card payments will be 2.3% and In-Person Debit Card payments will be 1.5% (in-person only).
c. A copy of the final recorded plat is required prior to plan submittal for RESIDENTIAL. A copy of the final recorded plat is required prior to approval in the Enumerations department on any COMMERCIAL plan submittal. Please email the Enumerations staff member that reviewed your project. Amy@pprbd.org; Brent@pprbd.org; or BeckyA@pprbd.org
d. Pre-plat reviews can be reviewed via “pdf” or in-person. The pre-plat 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 stamping the pre-plat and receiving payment of plat fees. If any pre-plat changes occur, even if changes do not apply to Enumerations, we still need to re-stamp the pre-plat. The Enumerations stamped pre-plat copy should match the recorded document minus a few signatures. If you would like an in-person review, please make an appointment on our website, https://www.pprbd.org/Home/BookAppt


Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org 		12/12/2023 11:35:16 AM
View Parks Advisory Board
12/8/2023 9:46:40 AM 		See administrative Parks comments attached. 12/8/2023 9:46:40 AM
View County Attorney - Development Review
12/1/2023 4:54:12 PM 		Edits to and proposed comments on maintenance agreement attached. 12/1/2023 4:54:12 PM
View County Attorney - Development Review
12/1/2023 4:53:37 PM 		Proposed edits to SIA attached. 12/1/2023 4:53:37 PM
View EPC Parks Department
12/1/2023 11:34:54 AM 		See final Parks comments attached. 12/1/2023 11:34:54 AM
View EPC Environmental Services
11/30/2023 3:37:01 PM 		11/30/2023 3:37:01 PM
911 Authority - El Paso/Teller County
11/30/2023 10:26:04 AM 		Street name approved under separate correspondence.

G. West 		11/30/2023 10:26:04 AM
Black Forest Fire Protection District
11/29/2023 10:39:11 AM 		The Fire District has reviewed briefly several documents and offers the following:

1) This is an interesting ploy to label a private road as a "shared driveway". We find that the reasonable intent of re-naming is to avoid county code requirements concerning private roads meeting the same engineering criteria as public roads. This has a negative impact on fire apparatus access and operations.

2) The Fire Protection Report is NOT a fire protection report. The applicant merely submitted a BFFRPD Strategic Plan document.

3) The Wildfire Mitigation Plan is an excellent document! Well done.

4) El Paso County is the Authority that adopts, enforces, revises, and waives all code requirements. As such, any decision to waive the requirements is at their discretion and they are fully responsible for the consequences, intended and unintended, of those decisions.

Finally our boilerplate comment provided to all applicants:

Applicants shall demonstrate full compliance and conformance with El Paso County’s adopted Land Development Code (LDC), Engineering Criteria Manual (ECM), adopted International Fire Code (IFC), and all other adopted codes, provisions, or statutes that impact fire safety to include access/egress, water supply, hardening of structures, addressing, fire protection systems, etc. The applicant shall submit a comprehensive fire protection report from a qualified fire protection engineer that is licensed as a Professional Engineer (PE) by the Colorado State Board of Registration for Professional Engineers to demonstrate conformance to all requirements. Furthermore, the District does not support any waivers or variances that negatively impact any fire safety provisions including access/egress, water supply, hardening of structures, addressing, fire protections systems, etc. 		11/29/2023 10:39:11 AM
Black Forest Land Use Committee
11/28/2023 8:00:37 AM 		The Black Forest Land Use Committee has reviewed this proposal and finds it to be in compliance with the county master plan. We recommend approval. 11/28/2023 8:00:37 AM
County Attorney - Water
11/27/2023 11:24:57 AM 		County Attorney’s Office will review for water sufficiency following receipt of findings from the Colorado Division of Water Resources. Thank you. 11/27/2023 11:24:57 AM
Academy SD 20 Building Fund
11/27/2023 9:11:57 AM 		Academy District 20 is in receipt of File # MS2211 for approval of the Black forest Subdivision.

The District is requesting fees in lieu of land dedication per the existing County Code for all residential units within this development.

The District is able to serve each student who is a resident of District 20.

If you need additional information, please contact me.

Don Smith
Planning Consultant 		11/27/2023 9:11:57 AM