Project Review Comments

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Project Name
Falcon Meadows at Bent Grass Fil No. 3
Description
43 Single-family lots, tracts and public right-of-way
Location
Parcels
5301000019 5301000019 5301210011 5301210011 5301210012 5301210012
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
SF2216
Project Manager
Kari Parsons
Status
Closed
Created
12/6/2021 10:44:27 AM

View: Project Documents


Review Comments (76)
Link Agency Comment
View PCD Project Manager
6/19/2024 1:54:33 PM 		Overall FAE comments 6/19/2024 1:54:33 PM
View PCD Project Manager
6/19/2024 1:57:47 PM 		SIA comments 6/19/2024 1:57:47 PM
PCD Engineering Division
6/19/2024 1:30:12 PM 		Review C8: EPC DPW Engineer has comments below:

1. A quick take-off for the sidewalk proposed to be installed now vs later is 1365’ and 2560’, respectively. Please correct both FAEs.
2. There is a significant amount of possible 4” thick sidewalk that can be installed. A quick glance at the CD’s shows no reference to the sidewalk thickness. All sidewalks shall be 5’’ thick unless requested by the developer to reduce to 4’’ adjacent to tracks or site lots.
3. Please transfer remaining value from early grading FAE to the new FAE, we will release the early grading FA – financial assurances when the new FA is posted.
4. These comments will impact the SIA values shown.

Review by:
Elizabeth Nijkamp, P.E.
elizabethnijkamp@elpasoco.com
Hao Vo, P.E.
haovo@elpasoco.com 		6/19/2024 1:30:12 PM
PCD Project Manager
6/17/2024 12:38:14 PM 		Update plat note - Lots 1-6 No basements.
The way its written it could be challenged if a different builder buys lots 		6/17/2024 12:38:14 PM
PCD Project Manager
6/17/2024 12:37:26 PM 		https://planningdevelopment.elpasoco.com/planning-development-forms/#1516906638016-61792baf-6cf4

The paragraph 8 is missing on the SIA 		6/17/2024 12:37:26 PM
View County Attorney - Development Review
6/13/2024 6:23:56 PM 		Please make sure that the Sidewalk Addendum to the SIA contains 8 paragraphs, consistent with the attached template. My signature to the SIA has already been provided. 6/13/2024 6:23:56 PM
PCD Project Manager
5/21/2024 11:45:27 AM 		Let me know when you want to record plat please 5/21/2024 11:45:27 AM
County Attorney - Development Review
5/2/2024 5:21:09 PM 		No further comments. 5/2/2024 5:21:09 PM
PCD Engineering Division
4/16/2024 2:05:33 PM 		-Please provide an exhibit showing the areas of sidewalk to be installed and those that will be differed as indicated in the previous review comment.

-No additional comments on the drainage letter.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com 		4/16/2024 2:05:33 PM
View PCD Project Manager
2/29/2024 12:58:17 PM 		FAE Redlines subdivision 2/29/2024 12:58:17 PM
View PCD Project Manager
2/29/2024 12:57:50 PM 		Drainage comments 2/29/2024 12:57:50 PM
View PCD Project Manager
2/29/2024 12:57:29 PM 		FAE Sidewalk Addendum comments 2/29/2024 12:57:29 PM
PCD Engineering Division
2/29/2024 12:46:07 PM 		Review comments on the following documents will be uploaded by the project manager:
-FAE
-FAE sidewalk addendum
-Drainage report

The financial assurance, financial assurance estimate, SIA and letter of credit/Bond shall have the same values at time of signing the SIA.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com 		2/29/2024 12:46:07 PM
PCD Project Manager
2/29/2024 9:23:44 AM 		SIA- please change all signature blocks to PCD Director not BOCC Chair on all contracts. 2/29/2024 9:23:44 AM
PCD Project Manager
2/29/2024 9:21:53 AM 		No Further Planning Comments on Plat. SIA in review with Lori 2/29/2024 9:21:53 AM
EPC Stormwater Review
2/27/2024 8:41:50 AM 		See my comment below on 2/21/2024. 2/27/2024 8:41:50 AM
County Attorney - Development Review
2/22/2024 4:17:42 PM 		No further comments. 2/22/2024 4:17:42 PM
EPC Stormwater Review
2/21/2024 5:04:00 PM 		EPC DPW Stormwater has no comments on the revised Plat. Thanks.

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
glennreese@elpasoco.com 		2/21/2024 5:04:00 PM
PCD Engineering Division
11/15/2023 10:57:22 AM 		No additional comments.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com 		11/15/2023 10:57:22 AM
View Colorado Division of Water Resources
10/10/2023 11:55:28 AM 		10/10/2023 11:55:28 AM
Upper Black Squirrel Creek GWMD
10/5/2023 4:47:37 PM 		The Upper Black Squirrel Creek GWMD does not have any comments at this time but respectfully reserves the right to comment on future submittals. 10/5/2023 4:47:37 PM
PCD Engineering Division
8/31/2023 9:18:27 AM 		No additional comments. Approved documents have been uploaded onto EDARP.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com 		8/31/2023 9:18:27 AM
View Parks Advisory Board
8/31/2023 8:27:05 AM 		The Parks review attached reflects a change in the number of lots from 49 to 42. 8/31/2023 8:27:05 AM
View EPC Parks Department
8/31/2023 8:26:02 AM 		See administrative Parks review attached. Fees have been adjusted to reflect the change in number of lots. 8/31/2023 8:26:02 AM
View County Attorney - Development Review
8/24/2023 2:24:14 PM 		Signature to SIA attached. 8/24/2023 2:24:14 PM
PCD Project Manager
8/24/2023 1:52:31 PM 		Please have the zero balance tax cert, contracts, title comt, collateral, fees, stamped PPRBD Mylar prepared for plat recording meeting. 8/24/2023 1:52:31 PM
PCD Project Manager
8/24/2023 1:51:20 PM 		Please see CAO comments on legal docs, if applicable. 8/24/2023 1:51:20 PM
PCD Project Manager
8/24/2023 1:50:40 PM 		Channel Improvements are required prior to the adjacent Fil 4 Plat recording. 8/24/2023 1:50:40 PM
View PCD Engineering Division
8/8/2023 12:55:23 PM 		(LOI redlines) 8/8/2023 12:55:23 PM
View PCD Engineering Division
8/8/2023 12:55:01 PM 		(SIA redlines) 8/8/2023 12:55:01 PM
PCD Engineering Division
8/8/2023 12:55:55 PM 		Review 4:

See redlines on the SIA and Letter of Intent.

The previously submitted drainage report and CDs were already approved and we can keep that drainage report. If you wish to have the drainage report reapproved, replace the fee calculations as they were previously, based on the initial submittal date.

The CDs will be forwarded for ECM Administrator's approval pending response on the drainage report.

Reviewed by Jeff Rice -- 719-520-7877
jeffrice@elpasoco.com 		8/8/2023 12:55:55 PM
View PCD Project Manager
8/2/2023 1:35:59 PM 		Plat comments from Planning only. Planning staff has uploaded planner comments only. Please note, Engineering will upload their comments on or around August 8, 2023. 8/2/2023 1:35:59 PM
EPC Stormwater Review
7/17/2023 4:20:54 PM 		EPC Stormwater has no further comments at this time. Thanks.

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
glennreese@elpasoco.com 		7/17/2023 4:20:54 PM
PCD Project Manager
10/18/2022 12:13:42 PM 		Add the park, school, drainage, bridge fee amounts (credits used) to the plat. 10/18/2022 12:13:42 PM
PCD Project Manager
10/18/2022 12:14:19 PM 		Plat- Same Comment not addressed from previous reviews. Provide the executed copy of the trail easement / maintenance road OR create it with this plat with label, plat note, and depiction on the plat. 10/18/2022 12:14:19 PM
EPC Stormwater Review
9/27/2022 7:29:33 AM 		EPC Stormwater has no further comments at this time. Thanks.

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com 		9/27/2022 7:29:33 AM
PCD Project Manager
7/25/2022 7:27:47 AM 		Provide a copy of the approved executed trail easement prior to plat recording or revise plat so plat creates trail / ( road easement for maintenance) as recommended. . 7/25/2022 7:27:47 AM
PCD Project Manager
7/25/2022 7:26:12 AM 		Please sign and stamp all documents to be approved by ECM administrator. 7/25/2022 7:26:12 AM
View PCD Project Manager
7/25/2022 7:25:30 AM 		Final Drainage report redline comments.
Please make changes and sign & stamp for approval. 		7/25/2022 7:25:30 AM
View PCD Project Manager
7/25/2022 7:24:21 AM 		CD Redlines version 2 7/25/2022 7:24:21 AM
EPC Stormwater Review
7/22/2022 5:32:57 PM 		Review 2: EPC Stormwater comments have been resolved on the following documents:
- Drainage Report
- ESQCP
- FAE
- GEC Plan
- GEC Checklist
- PBMP Applicability Form
- SWMP
- SWMP Checklist

Please sign, date, and stamp (if applicable) all documents as needed and resubmit them. EPC Stormwater has no further comments at this time. Thanks.

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com 		7/22/2022 5:32:57 PM
PCD Engineering Division
7/21/2022 4:32:34 PM 		Review 2 minor comments on the following documents will be uploaded by the project manager:
-Final Drainage Report
-CD's

PCD Engineering comments on the following documents have been resolved:
-GEC
-PBMP Applicability form
-TIS
-ESQCP
-Letter of Intent
-FAE
-Plat

Joshua Palmer is officially the County Engineer/ECM Administrator. Please remove the Interim label on the Signature Blocks.

Provided the minor PCD comments and any comments from DPW stormwater are addresssed, then signed engineering comments may be provided on the subsequent submittal.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com 		7/21/2022 4:32:34 PM
County Attorney - Development Review
7/19/2022 9:27:28 AM 		No further comments. 7/19/2022 9:27:28 AM
View EPC Health Department
6/11/2022 8:53:47 PM 		6/11/2022 8:53:47 PM
View Parks Advisory Board
6/10/2022 7:39:40 AM 		See Park Advisory Board endorsed motion attached.

Thanks, Greg 		6/10/2022 7:39:40 AM
View Colorado Division of Water Resources
6/2/2022 9:48:23 AM 		In the letter dated January 25, 2021 ( copy attached) this office previously provided its
opinion on the Preliminary Plan for 267 lots of the entire 67 acres of Falcon Meadows at Bent Grass
Subdivision, in which the subject 49 lots and 12.74 acres is a part. As described in our January 25, 2021 letter, the total water demand for the 267 residential lots is 95. 16 acre-feet per year for a 300 year water supply which will be supplied by Woodmen Hills Metropolitan District, and the proposed source of water have not changed in this submittal. 		6/2/2022 9:48:23 AM
Woodmen Hills Metro
5/27/2022 7:29:28 AM 		Woodmen Hills Metropolitan District has no comments at this time 5/27/2022 7:29:28 AM
PCD Project Manager
5/25/2022 8:24:39 AM 		Comments were uploaded by the engineer. 5/25/2022 8:24:39 AM
View PCD Engineering Division
5/25/2022 8:01:43 AM 		Letter of Intent redlines 5/25/2022 8:01:43 AM
View PCD Engineering Division
5/25/2022 8:01:13 AM 		ESQCP redlines 5/25/2022 8:01:13 AM
View PCD Engineering Division
5/25/2022 8:00:33 AM 		Traffic Study redlines 5/25/2022 8:00:33 AM
View PCD Engineering Division
5/25/2022 7:59:55 AM 		PBMP Applicability Form redlines 5/25/2022 7:59:55 AM
View PCD Engineering Division
5/25/2022 7:59:12 AM 		FAE redline 5/25/2022 7:59:12 AM
View PCD Engineering Division
5/25/2022 7:58:40 AM 		GEC redlines 5/25/2022 7:58:40 AM
View PCD Engineering Division
5/25/2022 7:58:07 AM 		Construction drawings redlines 5/25/2022 7:58:07 AM
View PCD Engineering Division
5/25/2022 7:57:27 AM 		Final Drainage Report redlines 5/25/2022 7:57:27 AM
View PCD Engineering Division
5/25/2022 7:56:25 AM 		Final plat redlines 5/25/2022 7:56:25 AM
PCD Engineering Division
5/25/2022 7:55:57 AM 		Review 1 comments on the following documents will be uploaded:
-Plat
-Final Drainage Report
-CD's
-GEC
-FAE
-PBMP Applicability form
-TIS
-ESQCP
-Letter of Intent

reviewed by:
Daniel Torres
danieltorres@elpasoco.com 		5/25/2022 7:55:57 AM
Upper Black Squirrel Creek GWMD
5/24/2022 1:41:56 PM 		The Upper Black Squirrel Creek GWMD does not have any comments at this time but respectfully reserves the right to comment on future submittals. 5/24/2022 1:41:56 PM
View EPC Stormwater Review
5/23/2022 11:01:36 AM 		SWMP Checklist 5/23/2022 11:01:36 AM
View EPC Stormwater Review
5/23/2022 11:01:20 AM 		SWMP 5/23/2022 11:01:20 AM
View EPC Stormwater Review
5/23/2022 11:00:51 AM 		PBMP Applicability Form 5/23/2022 11:00:51 AM
View EPC Stormwater Review
5/23/2022 11:00:36 AM 		GEC Checklist 5/23/2022 11:00:36 AM
Woodmen Road Metro
5/19/2022 1:46:38 PM 		This proposed project is located within the Woodmen Road Metropolitan District boundaries. The District assess’ platting and building permit fees for new development within the District Boundaries, the District also assess’ a mill levy on property within the District Boundaries.

The fees for this year are as follows:
Platting Fees:
Commercial- $1540/ACRE
Residential- $385.00/LOT

Building Permit Fees:
Commercial-
Destination retail/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 		5/19/2022 1:46:38 PM
EPC Stormwater Review
5/23/2022 11:00:16 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
- PBMP Applicability Form
- SWMP
- SWMP Checklist

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
glennreese@elpasoco.com 		5/23/2022 11:00:16 AM
County Attorney - Development Review
5/17/2022 1:52:09 PM 		No proposed changes to SIA. 5/17/2022 1:52:09 PM
Colorado Geological Survey
5/17/2022 1:25:41 PM 		The Falcon Meadows at Bent Grass Filing 3 (38.9507, -104.6241) development will include 49 single-family residential lots and 2 tracts on approximately 12.74 acres. The available referral documents include a Soil and Geology Study (Rocky Mountain Group (RMG), Revised December 3, 2021), Letter of Intent (N.E.S., Inc., February 2022), Final Plat (Galloway, June 2, 2021), Construction Drawings (Galloway, January 20, 2022), and other documents.

Filing No. 3 is located outside the area designated as a floodplain per FEMA (Unnamed Tributary to Black Squirrel Creek No. 2, issued December 7, 2018). However, seasonally wet areas may occur within the west side of Filing No. 3 (Lots 38-45). CGS agrees with RMG on page 16 of their study, “The most significant geologic constraints to development recognized at this site are expansive/compressible soils and shallow groundwater.” CGS offers the following comments and recommendations.

Shallow groundwater and basement feasibility: Groundwater will fluctuate depending on the season, variations in rainfall, new development, proximity to drainages, etc. As a result, mitigation for shallow groundwater often becomes guesswork due to the inexact method of determining its impact on inhabitable below-grade areas (basements and crawlspaces). Groundwater measurements in test borings are limited to the time of year measured (a snapshot) and are inherently inaccurate in predicting depth to groundwater during the engineering life of a structure/development. The extent of the yearly variation in depth to groundwater must be known to determine 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 indicate groundwater depths from 14 to 27 feet in the three test borings drilled in RMG’s 2019 preliminary study within Filing No. 3. RMG’s report did not provide groundwater measurements following this drilling program. Additionally, no test borings were drilled in Filing No. 3 during RMG’s 2020 drilling program.

RMG’s engineering and geology map (Figure 10) depicts lots 1-4 “to be restricted to non-basement construction,” while lots 5-49 include no restrictions. However, groundwater was encountered at a depth of 10 feet below grade in RMG’s test borings 6 and 11 (Filing No. 2) drilled near lots 33-38 of Filing No. 3. Therefore, if basement levels are planned for lots 5-49, CGS recommends the county require groundwater monitoring/observation to verify that groundwater is at depths greater than 14 feet of the original ground surface. This monitoring/observation program should be conducted immediately (before final plat approval) and checked frequently following drilling operations to determine if basements are feasible based on the developer’s restrictions. Additionally, the proposed floor levels must be at least three feet above maximum anticipated groundwater levels and maintained year-round. If groundwater is determined to be within 14 feet of the original ground surface, then these lots should also be “restricted to non-basement construction” and noted on the final plat. By not addressing this issue early in development, it becomes the homeowner who eventually learns if basements are feasible or not based on lot-specific soil investigations.

CGS agrees with RMG’s recommendation (page 20), “a site-specific subsurface soil investigations should be performed for all proposed structures, including (but not limited to) residences, retaining walls and pumphouses, commercial buildings, etc.” The site-specific soils and engineering investigations will be required to evaluate the expansive/compressible soils, the requirement for overexcavation and replacement with structural fill (page 12), depth to bedrock and groundwater, and to develop recommendations for foundations, floor systems, subsurface drainage, pavement, etc.

Submitted 5/17/2022 by Amy Crandall, Engineering Geologist, Colorado Geological Survey 		5/17/2022 1:25:41 PM
View Mountain View Electric Association, Inc.
5/16/2022 3:14:28 PM 		See attached comments 5/16/2022 3:14:28 PM
View Falcon Fire Protection District
5/11/2022 8:24:18 AM 		5/11/2022 8:24:18 AM
Pikes Peak Regional Building Department
5/10/2022 6:20:35 AM 		1. 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.
2. Standard Final Plat Comments;
a. Enumerations will review the 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 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. Total amount due for this project is for 49 lots and Zero tracts with addresses. Total due is $490.00.
c. 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).
Mylar reviews can 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, please 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 		5/10/2022 6:20:35 AM
911 Authority - El Paso/Teller County
5/5/2022 9:39:35 AM 		Street naming previously approved under separate correspondence.

G. West 		5/5/2022 9:39:35 AM
Colorado Springs Utilities, Dev, Svc.(includes water resources)
5/4/2022 1:09:39 PM 		Contact CSU field engineering with any questions on Gas. 719-668-4985.
No action item is required. Approval can be recommended.

Corey Masoumi | Engineering Support Coordinator
Utilities Development Services | Colorado Springs Utilities
O: 719-668-1856 | Main: 719-668-8259
cmasoumi@csu.org | www.csu.org 		5/4/2022 1:09:39 PM
View EPC Environmental Services
4/28/2022 12:37:50 PM 		4/28/2022 12:37:50 PM
View EPC Parks Department
4/28/2022 9:11:38 AM 		See preliminary Parks comments attached.

Thanks, Greg 		4/28/2022 9:11:38 AM
Bent Grass Metro
4/27/2022 3:42:43 PM 		This proposed project is located within the Bent Grass Metropolitan District boundaries. The District assess’ platting and building permit fees for new development within the District Boundaries, the District also assess’ a mill levy on property within the District Boundaries.

The fees for this year are as follows:
Traffic Signal Fee:
Commercial - $10,000
Residential - $1,000

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

Building Permit Fees:
Commercial-
Commercial/Industrial/Other non-residential- $1.00/SQUARE FOOT
Residential-
Single Family- $500/UNIT
Multi Family- $350/UNIT 		4/27/2022 3:42:43 PM
RBD Floodplain
4/26/2022 4:19:58 PM 		FALCON MEADOWS AT BENT GRASS FILING NO 3, is not with the SFHa , no comment. 4/26/2022 4:19:58 PM