Project Review Comments

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Project Name
Sanctuary Filing No. 1 at Meridian Ranch PUDSP
Description
Single-family attached in Meridian Ranch
Location
Parcels
4200000402 4200000402 4200000450 4200000450
Applicant
Meridian Ranch
Tom Kerby ( tom@meridianranch.com )
(719) 495-7444
Tom Kerby ( tom@meridianranch.com )
(719) 495-7444
EA Number
EA21205
File Number
PUDSP224
Project Manager
Ryan Howser
Status
Active
Created
3/4/2022 1:53:12 PM

View: Project Documents



Review Comments (50)

Link Agency Comment
EPC Stormwater Review
9/5/2022 8:51:24 AM
All Stormwater comments have been addressed.

Reviewed by:
Christina Prete, P.E.
Stormwater Engineer III
christinaprete@elpasoco.com
9/5/2022 8:51:24 AM
View EPC Health Department
9/1/2022 11:33:37 PM
9/1/2022 11:33:37 PM
View County Attorney - Water
8/25/2022 7:53:41 AM
Attached please find County Attorney's Office water review. 8/25/2022 7:53:41 AM
View Colorado Division of Water Resources
8/19/2022 8:34:38 AM
8/19/2022 8:34:38 AM
PCD Project Manager
8/18/2022 5:14:27 PM
Planning Division has no further comments at this time. 8/18/2022 5:14:27 PM
PCD Engineering Division
8/17/2022 1:07:55 PM
Review 3 comments on the following documents will be uploaded by the project manager:
-Letter of intent: justification for deviation #5 (intersection spacing) is missing. Please provide.

No further comments on the engineering documents. The engineering documents will be uploaded by the project manager once approved by the ECM Administrator.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com
8/17/2022 1:07:55 PM
County Attorney - Water
8/12/2022 12:26:49 PM
County Attorney’s Office will review for water sufficiency following receipt of findings from the Colorado Division of Water Resources. Thank you. 8/12/2022 12:26:49 PM
View PCD Project Manager
8/9/2022 11:11:45 AM
PUDSP comments attached 8/9/2022 11:11:45 AM
View PCD Project Manager
8/9/2022 11:11:25 AM
LOI comments attached 8/9/2022 11:11:25 AM
View PCD Project Manager
8/9/2022 11:11:09 AM
Drainage report markup summary attached 8/9/2022 11:11:09 AM
View PCD Project Manager
8/9/2022 10:05:28 AM
PCD Engineering comments - drainage report 8/9/2022 10:05:28 AM
PCD Engineering Division
8/8/2022 3:10:52 PM
Review 2 comments on the following documents will be uploaded:
-Letter of intent (uploaded by PM)
-Drainage Report

Provided the minor comments are addressed, signed engineering documents may be submitted for approval. Please remove the interim label on the signature blocks for the County Engineer as Joshua Palmer has been named the County Engineer.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com
8/8/2022 3:10:52 PM
EPC Stormwater Review
8/5/2022 9:50:44 AM
All Stormwater comments have been addressed on the Drainage report.

All required ESQCP documents will need to be provided under subsequent application for construction.

Reviewed by:
Christina Prete, P.E.
Stormwater Engineer III
christinaprete@elpasoco.com
8/5/2022 9:50:44 AM
Mountain View Electric Association, Inc.
8/4/2022 11:51:22 AM
Requested easements have been noted on General Notes #4 8/4/2022 11:51:22 AM
Pikes Peak Regional Building Department
8/4/2022 11:28:51 AM
Hello:

The subdivision has already been addressed, no further comments.

Thanks,

Becky Allen
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-799-2707 W: pprbd.org E: beckya@pprbd.org
8/4/2022 11:28:51 AM
Colorado Geological Survey
8/3/2022 8:33:01 AM
The Rolling Hills Ranch site (38.9897, -104.5736) does not contain any geologic hazards or unusual geotechnical constraints that would preclude the proposed residential use and density. The available referral documents include a Soil, Geology, and Geologic Hazard Evaluation, Meridian Ranch - Rolling Hills Ranch, Filings 1 through 4 (Entech Engineering, Inc., September 20, 2019), and a Subsurface Soil Investigation, Meridian Ranch - Rolling Hills Ranch (Entech Engineering, Inc., July 15, 2019). Entech's reports contain valid descriptions of surface and subsurface conditions, and the Subsurface Soil Investigation makes appropriate preliminary recommendations regarding site development.

The PUD Development Plan includes a Geologic Constraints &/or Hazard Disclosure Statement that includes, "Due to high groundwater in the area, all foundations shall incorporate an underground drainage system." It is outside the scope of CGS review to conduct a detailed review of the proposed underdrain system design.

There is no note on the plans about the feasibility of basement or below-grade habitable space due to the shallow groundwater conditions. CGS agrees with Entech that after completion of overlot grading, additional investigation, characterization, and analysis should be conducted for use in the design of foundations, floor systems, pavements, etc. Entech's initial reports include depth to groundwater but do not have any data on the expected groundwater fluctuations. Before the start of home construction, basement feasibility within the subdivision should be determined. Basement foundations should not be planned or constructed unless it is demonstrated that a 3-5-foot space between the bottom of the foundation and groundwater elevations can be maintained year-round. Foundation perimeter drains are not intended for a persistent high groundwater table. Foundation elements must not be planned below groundwater levels unless active (pumped) groundwater systems are planned. Areas where basements will not be feasible due to shallow and fluctuating groundwater should be delineated on the plans.

Submitted 8/3/2022 by Jonathan R. Lovekin, Senior Engineering Geologist, Colorado Geological Survey: jlovekin@mines.edu
8/3/2022 8:33:01 AM
View EPC Parks Department
7/22/2022 3:55:31 PM
El Paso County Community Services / Parks Final Comments, Review #2 - Please See Attached Documents (PAB Endorsed 06/08/2022) 7/22/2022 3:55:31 PM
County Attorney - Water
7/14/2022 3:08:16 PM
County Attorney’s Office will review for water sufficiency following receipt of findings from the Colorado Division of Water Resources. Thank you. 7/14/2022 3:08:16 PM
Colorado Geological Survey
7/8/2022 1:53:21 PM
The Rolling Hills Ranch site (38.9897, -104.5736) does not contain any geologic hazards or unusual geotechnical constraints that would preclude the proposed residential use and density. The available referral documents include a Soil, Geology and Geologic Hazard Evaluation, Meridian Ranch - Rolling Hills Ranch, Filings 1 through 4 (Entech Engineering, Inc., September 20, 2019) and a Subsurface Soil Investigation, Meridian Ranch - Rolling Hills Ranch (Entech Engineering, Inc., July 15, 2019). Entech's reports contain valid descriptions of surface and subsurface conditions, and the Subsurface Soil Investigation makes appropriate preliminary recommendations regarding site development.

The Preliminary Plan (N.E.S., Inc., May 4, 2022) includes note 15 that references Entech’s July 15, 2019 Subsurface Soil Investigation. This should be updated to reference Entech’s Soil, Geology and Geologic Hazard Evaluation, Meridian Ranch - Rolling Hills Ranch, Filings 1 through 4 (Entech Engineering, Inc., September 20, 2019).

There is no note on the plans about the feasibility of basement or below-grade habitable space due to the shallow groundwater conditions. CGS agrees with Entech that after completion of overlot grading, additional investigation, characterization, and analysis should be conducted for use in the design of foundations, floor systems, pavements, etc. Entech’s initial reports include depth to groundwater but do not have any data on the expected groundwater fluctuations. Before the start of home construction, basement feasibility within the subdivision should be determined. Basement foundations should not be planned or constructed unless it is demonstrated that a 3-5-foot space between the bottom of the foundation and groundwater elevations can be maintained year-round. Foundation perimeter drains are not intended for a persistent high groundwater table. Foundation elements must not be planned below groundwater levels unless active (pumped) groundwater systems are planned. Areas, where basements will not be feasible due to shallow and fluctuating groundwater, should be delineated on the plans.

Submitted 7/8/2022 by Amy Crandall, P.E., Engineering Geologist, Colorado Geological Survey: acrandall@mines.edu
7/8/2022 1:53:21 PM
EPC Stormwater Review
6/16/2022 4:43:20 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)

All Stormwater documents will need to be provided under the subsequent application for construction.

Reviewed by:
Christina Prete, P.E.
Stormwater Engineer III
christinaprete@elpasoco.com
6/16/2022 4:43:20 PM
PCD Project Manager
6/16/2022 1:14:01 PM
Soils & geology comment - please depict the geologic hazards on the PUD plan as identified in the geologic hazard report. 6/16/2022 1:14:01 PM
View PCD Project Manager
6/16/2022 7:40:44 AM
PCD Planning comments - water summary 6/16/2022 7:40:44 AM
View PCD Project Manager
6/16/2022 7:40:29 AM
PCD Planning comments - wastewater report 6/16/2022 7:40:29 AM
View PCD Project Manager
6/16/2022 7:25:31 AM
PCD Engineering comments - TIS 6/16/2022 7:25:31 AM
View PCD Project Manager
6/16/2022 7:24:52 AM
PCD Planning and PCD Engineering comments - PUDSP 6/16/2022 7:24:52 AM
View PCD Project Manager
6/16/2022 7:24:27 AM
PCD Planning and PCD Engineering comments - LOI 6/16/2022 7:24:27 AM
View PCD Project Manager
6/16/2022 5:04:58 PM
PCD Engineering and EPC Stormwater comments - Drainage Report 6/16/2022 5:04:58 PM
View PCD Project Manager
6/16/2022 7:23:47 AM
PCD Engineering comments - Deviation 4 6/16/2022 7:23:47 AM
View PCD Project Manager
6/16/2022 7:23:30 AM
PCD Engineering comments - Deviation 3 6/16/2022 7:23:30 AM
View PCD Project Manager
6/16/2022 7:23:12 AM
PCD Engineering comments - Deviation 2 6/16/2022 7:23:12 AM
View PCD Project Manager
6/16/2022 7:22:55 AM
PCD Engineering comments - Deviation 1 6/16/2022 7:22:55 AM
PCD Project Manager
6/14/2022 12:44:08 PM
Please update PCD File No. on water and wastewater reports. 6/14/2022 12:44:08 PM
PCD Project Manager
6/14/2022 12:31:54 PM
Mineral rights certification - not clear on whether severed mineral rights have been found to exist. 6/14/2022 12:31:54 PM
PCD Engineering Division
6/14/2022 10:18:03 PM
Review 1 comments on the following documents will be uploaded by the project manager:
-Letter of Intent
-PUD Development Plan
-Drainage Report
-Traffic Study
-Deviation Request Rex Road
-Deviation Request2 Mid Block Crossing
-Deviation Request3 access ramps at T intersection
-Deviation Request4 Urban Knuckle

reviewed by:
Daniel Torres
danieltorres@elpasoco.com
6/14/2022 10:18:03 PM
View Parks Advisory Board
6/9/2022 12:44:57 PM
El Paso County Community Services / Parks Final Comments - Please See Attached Documents (PAB Endorsed 06/08/2022) 6/9/2022 12:44:57 PM
Pikes Peak Regional Building Department
6/8/2022 9:06:25 AM
Hello

Please see my comments below for the subject exhibit:

1. Street names have been approved and are in RBD records
2. Does Shelter Creek Drive continue through Rex Road to the north into the projected Estates at Rolling Hills Ranch Filing 4? If so, please provide a current concept plan showing the continuation of the street for addressing purposes.

Standard DP 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
6/8/2022 9:06:25 AM
Colorado Geological Survey
6/7/2022 2:57:04 PM
CGS recommends that before the project's approval, the geology and soils report required by county code for preliminary plans be submitted for this application. The subsurface soil investigation by Entech (7.15.19) does not meet these requirements, although it contains helpful information and recommendations for this project. For instance, we concur with Entech (p.10) "A Subsurface Soils Investigation report should be prepared after completion of overlot grading to address appropriate foundation systems." However, the geology and soils report is required before the preliminary plan's approval which is generally prior to overlot grading. Entech encountered shallow groundwater in their borings at the time of drilling. They have provided elevation information for the groundwater measurements that can aid site grading plans. Entech indicates that the groundwater constraint may require perimeter or overexcavation drains, dewatering systems, or an area-wide subdrain. Effective mitigation for shallow groundwater requires data, which includes depth to groundwater and the expected seasonal fluctuation at this location. As indicated in the county code, details about groundwater fluctuations are necessary for a geology and soils report.
Submitted 6/7/2022 by Jonathan R. Lovekin, Senior Engineering Geologist, Colorado Geological Survey: jlovekin@mines.edu
6/7/2022 2:57:04 PM
View Mountain View Electric Association, Inc.
6/6/2022 4:34:23 PM
See attached comments 6/6/2022 4:34:23 PM
View Colorado Parks and Wildlife
6/3/2022 9:27:55 AM
6/3/2022 9:27:55 AM
View El Paso County Conservation Dist
6/2/2022 7:42:08 PM
EPCCD grass seed native shotgun mix added as .jpg. 6/2/2022 7:42:08 PM
View El Paso County Conservation Dist
6/2/2022 7:34:47 PM
EPCCD brief comments added as a .docx. 6/2/2022 7:34:47 PM
View EPC Parks Department
6/2/2022 12:04:47 PM
El Paso County Community Services / Parks Preliminary Comments - Please See Attached Documents (To be presented to the Park Advisory Board for endorsement on 06/08/2022) 6/2/2022 12:04:47 PM
Colorado State Forest Service
6/1/2022 8:12:39 AM
The primary wildland fuel type for this proposal is grassland with scattered trees having a low wildfire hazard potential. No special fire mitigation plans or other actions are necessary for final approval by the Colorado State Forest Service. 6/1/2022 8:12:39 AM
911 Authority - El Paso/Teller County
5/26/2022 7:22:47 AM
Streetnames previously approved.
No action for E911 on this submittal.
Thank you.
Justin
5/26/2022 7:22:47 AM
County Attorney - Development Review
5/25/2022 2:27:10 PM
No comments from County Attorney - Development Review at this time. 5/25/2022 2:27:10 PM
View EPC Environmental Services
5/24/2022 9:44:49 AM
5/24/2022 9:44:49 AM
View Falcon Fire Protection District
5/23/2022 11:36:11 AM
5/23/2022 11:36:11 AM
RBD Floodplain
5/23/2022 10:07:52 AM
Project not located in the SFHA, no comment 5/23/2022 10:07:52 AM
Woodmen Road Metro
5/19/2022 3:05:47 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 3:05:47 PM
County Attorney - Water
5/18/2022 11:51:27 AM
County Attorney’s Office will review for water sufficiency following receipt of findings from the Colorado Division of Water Resources. 5/18/2022 11:51:27 AM