Project Review Comments

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Project Name
Renehan Minor Subdivision
Description
Three (3) lots proposed
Location
Parcels
6213000050 6213000050
Applicant
LGA Studios
Larry Gilland ( larry@lgastudios.com )
(719) 635-0880 Larry Gilland ( larry@lgastudios.com )
(719) 635-0880
EA Number
EA2293
File Number
MS238
Project Manager
Joe Letke
Status
Active
Created
6/23/2022 10:32:48 AM

View: Project Documents


Review Comments (59)
Link Agency Comment
Black Forest Fire Protection District
9/24/2024 10:01:51 PM 		BFFRPD (Black Forest Fire Rescue Protection District) has reviewed the proposed project. Of concern for BFFRPD operations is the fire department access and fire protection water supplies. The County is the Authority Having Jurisdiction (AHJ) that will determine the requirements for cistern and specifications for access/egress.

All structures and street signs need to comply with PPRBD, EL Paso County standards, IBC 2021 and IFC 2021 standards. Our recommendation is the applicant 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 The fire protection report is outdated and does not accurately reflect BFFR currently. 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. 		9/24/2024 10:01:51 PM
View PCD Project Manager
9/10/2024 12:49:55 PM 		-Water Resources Report 9/10/2024 12:49:55 PM
View PCD Project Manager
9/10/2024 12:49:38 PM 		-Plat Drawing 9/10/2024 12:49:38 PM
Colorado Geological Survey
9/10/2024 9:28:50 AM 		As requested by the county (email, August 27, 2024), the Colorado Geological Survey (CGS) has reviewed the resubmittal (File MS238, located at 39.0014, -104.721). Documents for our review included a Letter of Intent (LGA Studios, Revised August 7, 2024), a Plat Drawing (Land Development Consultants, Project Number 22027, Revised July 16, 2024), and other documents.

The revised plat correctly references Entech’s November 30, 2023 report. As discussed by Entech, the geologic conditions at this site will require some mitigation. They recommend avoiding the areas with potentially unstable slopes, which are also within the proposed wildlife protection and no-build zone, as depicted on the plat. Entech reports evidence of shallow groundwater in the test pits at depths as shallow as 4.5 feet within Lots 2 and 3. However, Entech’s Fig. 6 does not depict these areas as potentially seasonal shallow groundwater areas (psw).

Per Note 19 of the plat, “No basements are allowed unless the engineer provides site-specific data about any problems expected with groundwater fluctuations (Engineering Criteria Manual (ECM) C.2 Geologic Hazards Report F. 5). A four-season monitoring program is a reliable way to determine groundwater fluctuations as site-specific soil investigations are typically limited to data from the month of drilling.” This statement addresses CGS’s previous comment. Provided the proposed improvements are constructed without basement levels (unless data regarding a year-long monitoring program is provided), CGS has no further comments.

Comments uploaded to El Paso County Development Application Review by Amy Crandall, P.E., Engineering Geologist (acrandall@mines.edu) on 9/10/2024 		9/10/2024 9:28:50 AM
PCD Project Manager
9/10/2024 8:53:52 AM 		Planning has comments on the following documents:

-Plat Drawings
-Water Resources Report (page 10 and same comment as final plat)

Joe Letke
Planner
719-520-7964 		9/10/2024 8:53:52 AM
PCD Engineering Division
9/9/2024 9:55:07 AM 		Comment on drainage report remains unresolved.

"Unresolved. 3.3% of 36 acres is about 1 acre. That only accounts for the driveway that will provide access to the lots. As stated previously 5 acre lots typically have a 7% impervious coverage for drainage fees per ECM appendix L. Revise fees to use appendix L and provide calculation in the next submittal."

Revise to provide a more accurate impervious coverage for the development. Drainage fees are not assessed at any other time.

Reviewed By:
Lupe Packman
lupepackman@elpasoco.com 		9/9/2024 9:55:07 AM
View County Attorney - Water
9/5/2024 4:06:21 PM 		See Water Supply Review and Recommendations. 9/5/2024 4:06:21 PM
View Colorado Division of Water Resources
8/29/2024 1:16:38 PM 		See attached letter with correct date. 8/29/2024 1:16:38 PM
Black Forest Fire Protection District
7/31/2024 9:30:47 PM 		Fire Protection Report
Tender 761 is 2000 gallons
Engine 712 is a Type 1 750 gallons
Chad Herdt
Captain Black Forest Fire Rescue 		7/31/2024 9:30:47 PM
View PCD Project Manager
6/27/2024 9:42:58 AM 		-Drainage Report Comments 6/27/2024 9:42:58 AM
View PCD Project Manager
6/27/2024 8:44:08 AM 		-Plat Drawing 6/27/2024 8:44:08 AM
View PCD Project Manager
6/27/2024 8:43:53 AM 		-Water Resources Report 6/27/2024 8:43:53 AM
View PCD Project Manager
6/27/2024 8:43:11 AM 		-Letter of Intent 6/27/2024 8:43:11 AM
Pikes Peak Regional Building Department
6/26/2024 10:37:53 AM 		No further comments.
Informational - Lot 1 is 11565 Renehan Heights, Lot 2 11775 Renehan Heights, Lot 3 11780 Renehan Heights.

Becky Allen
719-799-2707 		6/26/2024 10:37:53 AM
PCD Engineering Division
6/25/2024 3:56:19 PM 		Review 4 comments will be uploaded by the project manager for the following document:

-Drainage report

Reviewed By:
Lupe Packman
lupepackman@elpasoco.com 		6/25/2024 3:56:19 PM
County Attorney - Water
6/25/2024 11:30:33 AM 		-Please upload a Water Resources Report (a deed has been uploaded in its place).
-On the Water Supply Information Summary Section 10, please check only the aquifer you wish to draw from.
-Thank you for the deeds provided. As those only show water being conveyed from Russell Anderson and Mary Lynch to the Applicants, we are still missing deeds showing a change in hands from the original applicant in 00CW99, Robert Slagle. Please update the file.
-Lastly, once the above items are reconciled, and a letter finding sufficient water from the Colorado Division of Water Resources has been received, the County Attorney will begin review.

Thanks! 		6/25/2024 11:30:33 AM
Colorado Geological Survey
6/24/2024 4:37:23 PM 		As requested by the county (email, June 13, 2024), the Colorado Geological Survey (CGS) has reviewed the resubmittal (File MS238, located at 39.0014, -104.721). Documents for our review included a Letter of Intent (LGA Studios, Revised June 13, 2024),a Final Drainage Report (Kimley Horn, Project #:196624000, January 5, 2024), a Plat Drawing (Land Development Consultants, Project Number 22027, Revised January 5, 2024), and a revised Soil and Geology Study (Entech Engineering, Revised November 30, 2023).

The plat reference to the Entech report should be updated to reference the report revised on November 30, 2023. Entech identifies potentially expansive soils, potential for loose soils, seasonally and potentially seasonally wet areas, shallow bedrock, erosion, and potentially unstable slopes in their geologic interpretation. In addition, the test pits indicate shallow groundwater (4.5-feet). While these geologic conditions are typical for this area, site-specific investigations will be required to evaluate and mitigate these geologic conditions before building permits are granted.

The geologic conditions at this site will require some mitigation, as discussed by Entech. They recommend avoidance of the areas with potentially unstable slopes, which are also within the proposed wildlife protection and no-build zone as depicted on the plat. Not all constraints related to site geology have been fully evaluated, which has implications for any planned below-grade habitable areas, including basements.

Evidence of shallow groundwater is reported by Entech in the test pits at depths as shallow as 4.5 feet. They state p.3, “Groundwater is not anticipated to affect shallow foundations in the majority of the site.” Basement feasibility has not been determined.

Before approval of the Final Plat, CGS recommends a plat note that no basements are allowed unless the engineer provides site-specific data about any problems expected with groundwater fluctuations (Engineering Criteria Manual (ECM) C.2 Geologic Hazards Report F. 5). A four-season monitoring program is a reliable way to determine groundwater fluctuations as site-specific soil investigations are typically limited to data from the month of drilling.

Submitted 6/24/2024 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu 		6/24/2024 4:37:23 PM
PCD Project Manager
6/20/2024 4:15:26 PM 		Planning has comments on the following documents:

-Letter of intent
-Plat drawing (minor comments regarding file name)
-Water Resources report. Please provide an updated water resources report and water summary in the next submission.

Joe Letke
Planner II
719-520-7964 		6/20/2024 4:15:26 PM
911 Authority - El Paso/Teller County
6/17/2024 10:48:14 AM 		Comments for E911 as follows:

Renehan Hts – Acceptable and reserved for this project.

No other action for E911 on this submittal.

Thank you
Justin 		6/17/2024 10:48:14 AM
View PCD Engineering Division
12/19/2023 4:36:08 PM 		Drainage Report 12/19/2023 4:36:08 PM
View PCD Project Manager
12/19/2023 3:24:09 PM 		Water Resources Report 12/19/2023 3:24:09 PM
View PCD Project Manager
12/19/2023 3:23:48 PM 		Plat Drawing 12/19/2023 3:23:48 PM
View PCD Project Manager
12/19/2023 3:22:06 PM 		Letter of Intent 12/19/2023 3:22:06 PM
View PCD Project Manager
12/19/2023 3:12:18 PM 		Adjacent Property Owner Notification 12/19/2023 3:12:18 PM
PCD Project Manager
12/19/2023 3:11:43 PM 		Planning has comments on the following documents:

- Adjacent Property Owner Notification
- Letter of Intent
- Plat Drawing
- Water Resources Report

Joe Letke
Planner II
719-520-7964 		12/19/2023 3:11:43 PM
Colorado Geological Survey
12/19/2023 12:53:36 PM 		As requested by the county (email, December 5, 2023), the Colorado Geological Survey (CGS) has reviewed the resubmittal (File MS238, located at 39.0014, -104.721).

As previously stated, evidence of shallow groundwater is reported by Entech in the test pits at depths as shallow as 4.5 feet. They state p.3, “Groundwater is not anticipated to affect shallow foundations in the majority of the site.” Basement feasibility has not been determined. Impacts from shallow groundwater are noted in the test pits around the proposed house location in Lot 2.

CGS recommends a plat note that no basements are allowed unless the engineer provides site-specific data about any problems expected with groundwater fluctuations (Engineering Criteria Manual (ECM) C.2 Geologic Hazards Report F. 5). A four-season monitoring program is a reliable way to determine groundwater fluctuations as site-specific soil investigations are typically limited to data from the month of drilling.

Submitted 12/19/2023 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu 		12/19/2023 12:53:36 PM
PCD Engineering Division
12/19/2023 10:37:36 AM 		Comments remain unresolved for the following document:

-Drainage report

Comments have been resolved for the following documents:

-Plat drawing

Reviewed By:
Lupe Packman
lupepackman@elpasoco.com 		12/19/2023 10:37:36 AM
View Colorado Division of Water Resources
12/19/2023 10:12:30 AM 		No new comments since no water deed was provided. 12/19/2023 10:12:30 AM
Pikes Peak Regional Building Department
12/19/2023 8:06:21 AM 		1. Based off of further review and emergency response concerns, the private shared driveway has been named and addressing for lot’s 1, 2 and 3 are now off of Renehan Hts.
2. Lot 1 will be 11675 Renehan Heights, Lot 2 will be 11775 Renehan Heights and Lot 3 will be 11780 Renehan Heights. Please add these addresses to the final plat as well as the named private shared driveway. During Mylar review I will double check the addresses and private drive name.

Becky Allen
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-799-2707 W: pprbd.org E: beckya@pprbd.org 		12/19/2023 8:06:21 AM
911 Authority - El Paso/Teller County
12/11/2023 7:57:40 AM 		As noted on the previous submittal:
The private drive proposed for this development should be assigned a streetname.
Streetnaming information (criteria, existing/reserved names) can be found at http://elpasoteller911.org/191/Street-Name-Database.

As a private drive, this should have one of the following suffixes: Grove, Heights, Point, or View.

Thank you.
Justin 		12/11/2023 7:57:40 AM
County Attorney - Water
12/6/2023 9:09:04 AM 		The County Attorney’s Office will complete its review once a finding of sufficiency has been made by the State Engineer’s Office. 12/6/2023 9:09:04 AM
County Attorney - Development Review
12/5/2023 11:55:28 AM 		Comment from 10/3/23 has not yet been addressed. 12/5/2023 11:55:28 AM
EPC Stormwater Review
12/14/2023 3:54:26 PM 		Review 2: EPC DPW Stormwater comments have been resolved on the following documents:
- Drainage Report
- Plat Drawings
- PBMP Applicability Form

EPC DPW Stormwater has no further comments. Planner: no re-review necessary.

Reviewed by:
Mikayla Hartford
Stormwater Engineer I
MikaylaHartford@elpasoco.com 		12/14/2023 3:54:26 PM
View EPC Health Department
11/11/2023 9:18:59 PM 		11/11/2023 9:18:59 PM
County Attorney - Water
10/27/2023 9:14:20 AM 		The County Attorney’s Office will complete its review once conditions in the State Engineer’s Office letter have been met regarding ownership of water, and a finding of sufficiency has been made. Please make sure to upload any documentation that shows ownership of water rights by the Applicants. Additionally, please upload the updated Water Supply Information Summary (found in the Water Resource Report) in the appropriate place on eDARP, removing the old one. 10/27/2023 9:14:20 AM
Black Forest Land Use Committee
10/17/2023 2:50:33 PM 		The Black Forest Land Use Committee recommends approval of this subdivision. 10/17/2023 2:50:33 PM
View PCD Engineering Division
10/12/2023 5:13:22 PM 		Plat drawing 10/12/2023 5:13:22 PM
View PCD Engineering Division
10/12/2023 5:12:42 PM 		Drainage report 10/12/2023 5:12:42 PM
View EPC Stormwater Review
10/10/2023 5:24:50 PM 		PBMP 10/10/2023 5:24:50 PM
View PCD Project Manager
10/10/2023 4:52:58 PM 		Letter of Intent 10/10/2023 4:52:58 PM
View PCD Project Manager
10/10/2023 4:52:19 PM 		Water Supply Information Summary 10/10/2023 4:52:19 PM
View PCD Project Manager
10/10/2023 4:51:58 PM 		Water Resources Report 10/10/2023 4:51:58 PM
View PCD Project Manager
10/10/2023 4:49:04 PM 		Plat Drawings 10/10/2023 4:49:04 PM
View PCD Project Manager
10/10/2023 4:48:46 PM 		Fire Protection Report 10/10/2023 4:48:46 PM
View PCD Project Manager
10/10/2023 4:47:54 PM 		Adjacent Property Owner Notification (Includes letter and certified mailing receipts) 10/10/2023 4:47:54 PM
PCD Project Manager
10/10/2023 4:47:24 PM 		PCD Planning has commented (in green) on the following documents:

- Adjacent Property Owner Notification
- Fire Protection Report
- Letter of Intent
- PLAT Drawings
- Water Resources Report
- Water Supply Information Summary

DPW Engineering Department comments will be uploaded separately.

Joe Letke
Planner II
719-520-7964
joeletke@elpasoco.com 		10/10/2023 4:47:24 PM
EPC Stormwater Review
10/10/2023 5:22:49 PM 		Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- Drainage Report...........(to be uploaded with Development Services comments)
- Plat Drawings...............(to be uploaded with Development Services comments)
- PBMP Applicability Form

Please provide the following documents upon resubmittal (the planner will send an upload request):
- ESQCP
- FAE
- GEC Plan
- GEC Checklist
- SWMP
- SWMP Checklist

Due to the volume or complexity of the comments provided, these comments are preliminary in nature and EPC DPW Stormwater reserves the right to make additional comments. Additional detailed comments will be provided upon receipt of complete information/plans and resolution of the major issues. Please feel free to call if you have any questions regarding this review.

Reviewed by:
Mikayla Hartford
Stormwater Engineer I
MikaylaHartford@elpasoco.com 		10/10/2023 5:22:49 PM
PCD Engineering Division
10/12/2023 5:10:47 PM 		Comments are attached for the following:

-Drainage report
-Plat drawing

Note: if applicant is going to build common shared improvements, an FAE is required in the next submittal.

Reviewed By:
Lupe Packman
lupepackman@elpasoco.com 		10/12/2023 5:10:47 PM
Colorado Geological Survey
10/9/2023 2:31:45 PM 		As requested by the county (email, September 19, 2023), the Colorado Geological Survey (CGS) has reviewed the submittal (File MS238, located at 39.0014, -104.721). Documents for our review included a Plat Drawing (Land Development Consultants, Project Number 22027, November 21, 2022) and a Soil and Geology Study (Entech Engineering, February 3, 2023).

Entech identifies potentially expansive soils, potential for loose soils, seasonally and potentially seasonally wet areas, shallow bedrock, erosion, and potentially unstable slopes in their geologic interpretation. In addition, the test pits indicate shallow groundwater (4.5-feet). While these geologic conditions are typical for this area, site-specific investigations will be required to evaluate and mitigate these geologic conditions before building permits are granted.

The geologic conditions at this site will require some mitigation, as discussed by Entech. They recommend avoidance of the areas with potentially unstable slopes, which are also within the proposed wildlife protection and no-build zone as depicted on the plat. Not all constraints related to site geology have been fully evaluated, which has implications for any planned below-grade habitable areas, including basements.

Evidence of shallow groundwater is reported by Entech in the test pits at depths as shallow as 4.5 feet. They state p.3, “Groundwater is not anticipated to affect shallow foundations in the majority of the site.” Basement feasibility has not been determined.

CGS recommends a plat note that no basements are allowed unless the engineer provides site-specific data about any problems expected with groundwater fluctuations (Engineering Criteria Manual (ECM) C.2 Geologic Hazards Report F. 5). A four-season monitoring program is a reliable way to determine groundwater fluctuations as site-specific soil investigations are typically limited to data from the month of drilling.

Submitted 10/9/2023 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu 		10/9/2023 2:31:45 PM
Pikes Peak Regional Building Department
10/6/2023 4:24:36 PM 		1. Please add the following addresses to the plat. Lot 2 is 5720 Burgess Road. Lot 3 is 5700 Burgess Road. Please the numbers in where the (___) markers are shown.
2. Final Plat comments apply.
• Enumerations will review the pre-plat (mylar) prior to plat for address placement, street names, and title block.
• 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 September 28th, 2022, an additional over the phone transaction fee of 2.95% of the total transaction will apply for any credit card payment.
• A copy of the final recorded plat is required prior to plan submittal for RESIDENTIAL. BeckyA@pprbd.org
• Pre-plat review will need to be performed 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 		10/6/2023 4:24:36 PM
View Parks Advisory Board
10/9/2023 2:39:39 PM 		See Parks comments attached, the title of the project has been corrected. Thank you. 10/9/2023 2:39:39 PM
Northern EPC Coalition of Community Organizations, Inc. (NEPCO)(to also include the TLLU areas)
10/4/2023 8:34:38 AM 		No concern from NEPCO 10/4/2023 8:34:38 AM
View County Attorney - Development Review
10/3/2023 3:15:25 PM 		Comment on Driveway Agreement attached. 10/3/2023 3:15:25 PM
911 Authority - El Paso/Teller County
9/29/2023 7:11:19 AM 		The private drive proposed for this development should be assigned a streetname.
Streetnaming information (criteria, existing/reserved names) can be found at http://elpasoteller911.org/191/Street-Name-Database.

As a private drive, this should have one of the following suffixes: Grove, Heights, Point, or View.

Thank you.
Justin 		9/29/2023 7:11:19 AM
View EPC Parks Department
9/27/2023 4:20:26 PM 		See final Parks comments attached. 9/27/2023 4:20:26 PM
View Colorado Division of Water Resources
9/27/2023 3:26:34 PM 		See attached letter. 9/27/2023 3:26:34 PM
View EPC Environmental Services
9/26/2023 2:54:24 PM 		9/26/2023 2:54:24 PM
Academy SD 20 Building Fund
9/26/2023 7:24:44 AM 		Academy District 20 is in receipt of File # MS238 for approval of the Renehan Minor 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 		9/26/2023 7:24:44 AM
Colorado Parks and Wildlife
9/20/2023 10:31:13 AM 		Colorado Parks and Wildlife (CPW) has reviewed the plans for the Renehan Minor Subdivision in El Paso County. Colorado Parks and Wildlife (CPW) 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 given the opportunity 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 		9/20/2023 10:31:13 AM