Project Review Comments

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Project Name
Meadowlake Industrial Preliminary Plan
Description
Preliminary plan for multi-phase industrial / commercial development. Early grading is no longer being requested with this application.
Location
Parcels
4300000551 4300000551 4300000552 4300000552 4300000553 4300000553
Applicant
Vertex Consulting Services
Nina Ruiz ( nina.ruiz@vertexcos.com )
(719) 733-8606 x6606 Nina Ruiz ( nina.ruiz@vertexcos.com )
(719) 733-8606 x6606
EA Number
EA22165
File Number
SP236
Project Manager
Ryan Howser
Status
Active
Created
11/23/2022 8:38:45 AM

View: Project Documents


Review Comments (63)
Link Agency Comment
View PCD Engineering Division
12/6/2024 3:33:15 PM 		Deviation Request: EB turn lane comments 12/6/2024 3:33:15 PM
View PCD Engineering Division
12/6/2024 3:32:40 PM 		TIS comments 12/6/2024 3:32:40 PM
View PCD Engineering Division
12/6/2024 3:31:58 PM 		Preliminary Drainage Report comments 12/6/2024 3:31:58 PM
View PCD Engineering Division
12/6/2024 3:31:17 PM 		- Preliminary Plan comments 12/6/2024 3:31:17 PM
PCD Engineering Division
12/6/2024 2:56:27 PM 		Review 3 comments on the following documents will be uploaded:
- Preliminary Plan
-Preliminary Drainage Report
-TIS
-Deviation request: EB turn lane

Provide deviation request for the modified section of Curtis Road as previously indicated.

reviewed by:
Daniel Torres
danieltorres@elpasoco.com 		12/6/2024 2:56:27 PM
View PCD Project Manager
12/4/2024 1:06:21 PM 		V3: LOI comments attached 12/4/2024 1:06:21 PM
PCD Project Manager
12/4/2024 1:04:39 PM 		Review 3: PCD Planning Division comments have been provided (in green) on the following uploaded documents:
- Preliminary Plan (to be uploaded by Engineer)
- Letter of Intent 		12/4/2024 1:04:39 PM
Pikes Peak Regional Building Department
12/3/2024 8:46:20 AM 		Enumerations has the following comments:

1. The tax schedule numbers involved in this plan are inconsistent across the electronic submittal, the application form, and the letter of intent. Update to show all of the included TSN’s correctly on all parts of this submittal.


Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2888 E: brent@pprbd.org W: pprbd.org 		12/3/2024 8:46:20 AM
Colorado Geological Survey
12/2/2024 2:33:27 PM 		With this resubmittal, CGS received the Revised Soil and Geology Study (Rocky Mountain Group (RMG), Revised September 30, 2024), Preliminary Plan Drawings (SMH Consultants, November 2024); Letter of Intent (Vertex Consulting Services, September 18, 2023); and other documents. We previously reviewed RMG’s Response to CGS review comments (RMG, May 3, 2024). We have the following comments and recommendations, generally repeated from our 6/4/2024 comments.

1. RMG states in their responses (page 2), “A note has been added to the preliminary plans that no inhabitable below-grade basement areas will be allowed unless a year-long ground water monitoring program has been completed.” However, this statement was not included in the Preliminary Plan Drawings provided with this referral.

2. The letter of Intent (Vertex Consulting Services, September 18, 2023) requests “approval of a 27-lot preliminary plan with a delayed finding of water sufficiency until the time of the final plat.” The availability of groundwater for new developments can be problematic and is becoming more so due to drought and dwindling water resources. CGS recommends that the basis of assumptions of available groundwater for this project be provided to the county for review before approval of the final plat.

3. The preliminary plan's Geologic Hazard Note has not been updated to include expansive and compressible soils. The note should also include RMG’s revised soil and geology study.

Submitted 12/2/2024 by Amy Crandall, Engineering Geologist, Colorado Geological Survey (303-384-2632 or acrandall@mines.edu) 		12/2/2024 2:33:27 PM
911 Authority - El Paso/Teller County
11/25/2024 8:05:13 AM 		Comments for E911 as follows:

Mariposa Lily Grv – Available and Reserved for this project
Zinnia Pt – Available and Reserved for this project
Sundrop Vw – Available and Reserved for this project

Aspen Daisy Dr – Available and Reserved for this project
Pagoda Bush St – Available and Reserved for this project

No other action for E911 on this submittal.

Thank you
Justin 		11/25/2024 8:05:13 AM
Colorado Geological Survey
6/4/2024 9:54:30 AM 		With this resubmittal, CGS received RMG’s Response to CGS review comments (RMG, May 3, 2024), Preliminary Plan Drawings (SMH Consultants, April 2024); and other documents. RMG’s response to our 10/17/2023 comments generally address our previous concerns. However, we have the following additional comments and recommendations.

1. RMG states in their responses (page 2), “A note has been added to the preliminary plans that no inhabitable below-grade basement areas will be allowed unless a year-long ground water monitoring program has been completed.” However, this statement was not included in the Preliminary Plan Drawings provided with this referral.

2. The letter of Intent (Vertex Consulting Services, September 18, 2023) requests “approval of a 27-lot preliminary plan with a delayed finding of water sufficiency until the time of the final plat.” The availability of groundwater for new developments can be problematic and is becoming more so due to drought and dwindling water resources. CGS recommends that the basis of assumptions of available groundwater for this project be provided to the county for review before approval of the final plat. We understand that this will be determined by Vertex and El Paso County (based on RMG’s responses).

3. The letter of Intent also states (page 5), “The soils and geology report did not identify any potentially hazardous areas that would preclude development.” However, geologic constraints were identified in RMG’s report.

4. The Geologic Hazard Note on the preliminary plan has not been updated to include expansive and compressible soils.

Submitted 6/4/2024 by Amy Crandall, Engineering Geologist, Colorado Geological Survey (303-384-2632 or acrandall@mines.edu) 		6/4/2024 9:54:30 AM
View EPC Parks Department
5/30/2024 4:22:54 PM 		El Paso County Parks and Community Services, Final Comments, 2nd Submittal - Please See Attached Documents for Additional Comments Regarding the Trail Easement (Originally endorsed by the El Paso County Park Advisory Board on 11/08/2023) 5/30/2024 4:22:54 PM
View PCD Engineering Division
5/29/2024 6:18:52 PM 		Soils and Geology report comments 5/29/2024 6:18:52 PM
View PCD Engineering Division
5/29/2024 6:18:08 PM 		TIS comments 5/29/2024 6:18:08 PM
View PCD Engineering Division
5/29/2024 6:17:44 PM 		Preliminary Drainage Report comments 5/29/2024 6:17:44 PM
View PCD Engineering Division
5/29/2024 6:17:15 PM 		Preliminary Plan comments 5/29/2024 6:17:15 PM
PCD Engineering Division
5/29/2024 6:16:36 PM 		Review 2 comments on the following documents will be uploaded:
- Preliminary Plan
-Preliminary Drainage Report
-TIS
-Soils and Geology Report

reviewed by:
Daniel Torres
danieltorres@elpasoco.com 		5/29/2024 6:16:36 PM
Falcon School District 49
5/22/2024 10:02:19 AM 		District 49 does not have any comments at this time but respectfully reserves the right to comment on any future submittals. 5/22/2024 10:02:19 AM
View PCD Project Manager
5/22/2024 8:27:30 AM 		V2: Letter of Intent 5/22/2024 8:27:30 AM
View PCD Project Manager
5/22/2024 8:27:06 AM 		V2: OWTS Report 5/22/2024 8:27:06 AM
PCD Project Manager
5/22/2024 8:27:16 AM 		Review 2: PCD Planning Division comments have been provided (in green) on the following uploaded documents:
- Preliminary Plan (to be uploaded by Engineer)
- OWTS Report
- Letter of Intent 		5/22/2024 8:27:16 AM
View Mountain View Electric Association, Inc.
5/20/2024 3:02:50 PM 		See attached comments 5/20/2024 3:02:50 PM
Pikes Peak Regional Building Department
5/20/2024 10:31:10 AM 		Enumerations has the following comments:

1. Enumerations previous comments regarding whether or not parcel 4300000552 is included have not been addressed.
2. Enumerations previous comments regarding the 911 Authority’s disapproval of street names shown on this plan have not been addressed.
3. The match line on page 3 says “see page 3” and the match line on page 4 says “see page 4”. These should be corrected to reference the correct match.


Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2888 E: brent@pprbd.org W: pprbd.org 		5/20/2024 10:31:10 AM
EPC Stormwater Review
5/20/2024 9:30:54 AM 		Review 2: EPC DPW Stormwater comments have been resolved on the following documents:
- Drainage Report

Please be aware, the proposed ponds and associated calculations will be reviewed further in final design.

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

Reviewed by:
Mikayla Hartford
Stormwater Engineer I
MikaylaHartford@elpasoco.com 		5/20/2024 9:30:54 AM
911 Authority - El Paso/Teller County
5/14/2024 8:06:43 AM 		Comments for E911 as follows:

Mariposa Lily Ct (private) – Available
As a private drive, suffix should be adjusted: Grove, Heights, Point, or View

Greenfield Ave (public) – Not Available, Existing streetname
Should have suffix of: Street or Drive

Sagebrush St (public) – Not Available, Existing streetname.

Wildflower Ct (private) – Not Available, Existing streetname.
As a private drive, suffix should be from the following: Grove, Heights, Point, or View

Wild Iris Way (private) – Not Available, Existing streetname.
As a private drive, suffix should be from the following: Grove, Heights, Point, or View

Thank you
Justin 		5/14/2024 8:06:43 AM
View EPC Environmental Services
5/10/2024 8:48:00 AM 		5/10/2024 8:48:00 AM
View PCD Project Manager
4/12/2024 11:08:41 AM 		Review 1: Letter of intent (Planning comments) 4/12/2024 11:08:41 AM
View EPC Health Department
12/8/2023 11:19:12 AM 		12/8/2023 11:19:12 AM
View Parks Advisory Board
11/9/2023 8:38:50 AM 		See final Park Board endorsed recommendation attached. 11/9/2023 8:38:50 AM
View Colorado Department of Transportation - Pueblo Office
10/31/2023 10:05:30 PM 		10/31/2023 10:05:30 PM
View PCD Engineering Division
10/24/2023 5:35:05 PM 		Preliminary plan 10/24/2023 5:35:05 PM
View PCD Engineering Division
10/24/2023 5:32:50 PM 		GEC plan 10/24/2023 5:32:50 PM
View PCD Engineering Division
10/24/2023 5:29:58 PM 		TIS 10/24/2023 5:29:58 PM
View PCD Engineering Division
10/24/2023 5:29:08 PM 		FAE 10/24/2023 5:29:08 PM
View PCD Engineering Division
10/24/2023 5:28:48 PM 		Drainage Report 10/24/2023 5:28:48 PM
View Mountain View Electric Association, Inc.
10/24/2023 7:54:03 AM 		See attached comments 10/24/2023 7:54:03 AM
View EPC Stormwater Review
10/18/2023 10:59:07 AM 		SWMP Checklist 10/18/2023 10:59:07 AM
View EPC Stormwater Review
10/18/2023 10:58:35 AM 		SWMP 10/18/2023 10:58:35 AM
View EPC Stormwater Review
10/18/2023 10:54:59 AM 		PBMP 10/18/2023 10:54:59 AM
View EPC Stormwater Review
10/18/2023 10:50:49 AM 		GEC Checklist 10/18/2023 10:50:49 AM
View EPC Stormwater Review
10/18/2023 10:41:56 AM 		ESQCP 10/18/2023 10:41:56 AM
View PCD Project Manager
10/17/2023 5:12:05 PM 		Review 1: Soils & Geology Report (Planning comments) 10/17/2023 5:12:05 PM
View PCD Project Manager
10/17/2023 5:11:46 PM 		Review 1: OWTS Report (Planning comments) 10/17/2023 5:11:46 PM
View PCD Project Manager
10/17/2023 5:11:27 PM 		Review 1: Fire Protection Report (Planning comments) 10/17/2023 5:11:27 PM
PCD Project Manager
10/17/2023 5:10:46 PM 		Review 1: PCD Planning Division comments have been provided (in green) on the following uploaded documents:
- Letter of Intent (to be uploaded by review engineer)
- Preliminary Plan (to be uploaded by review engineer)
- Fire Protection Report
- Soils & Geology Report
- OWTS Report

Due to the volume and complexity of some of the comments, the second review will consist of a minimum 21-day review. 		10/17/2023 5:10:46 PM
PCD Engineering Division
10/24/2023 5:30:50 PM 		Review 1 comments are attached for the following documents:

-Drainage report
-Preliminary plan
-FAE
-TIS
-GEC plan

Reviewed By:
Lupe Packman
lupepackman@elpasoco.com

Daniel Torres
danieltorres@elpasoco.com 		10/24/2023 5:30:50 PM
View Meadow Lake Airport Association
10/17/2023 11:17:46 AM 		see attached comments ... thank you. 10/17/2023 11:17:46 AM
EPC Stormwater Review
10/18/2023 10:41:09 AM 		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)
- ESQCP
- FAE.......................(to be uploaded with Development Services comments)
- GEC Plan...............(to be uploaded with Development Services comments)
- GEC Checklist
- PBMP Applicability Form
- SWMP
- SWMP Checklist

Please provide the following documents upon resubmittal (the planner will send an upload request):
- MS4 Post Construction Form [needed for all WQ and Detention PBMPs]
- O&M Manual
- Private Detention Basin / Stormwater Quality BMP Maintenance Agreement
- SDI Form

Note: The ESQCP and all related construction documents will be required only for construction. If early grading is being proposed - please update plans to show early grading and address the comments. If early grading is not being requested with this submittal and no construction activity is proposed at this time the ESQCP related documents do not require resubmission.

Reviewed by:
Mikayla Hartford
Stormwater Engineer I
MikaylaHartford@elpasoco.com 		10/18/2023 10:41:09 AM
Pikes Peak Regional Building Department
10/17/2023 10:20:45 AM 		Enumerations has the following comments:

1. The application form shows that parcel 4300000552 is included in this plan, but the list of tax schedule numbers shown on page 1 of the plan and in the letter of intent do not show this parcel as being included. Is this parcel included or not?
2. Most of the street names shown were not approved by El Paso Teller 911. Once street names are approved, and this preliminary plan is approved as well, submit a copy of this plan to Enumerations for address assignment. These addresses then need to be show on the plat for this project.


Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2888 E: brent@pprbd.org W: pprbd.org 		10/17/2023 10:20:45 AM
Colorado Geological Survey
10/17/2023 9:33:53 AM 		I understand the preliminary plan for the Filing No. 1 referral consists of 27 commercial/industrial lots, 2 drainage tracts, and other improvements on 51.3 acres at Curtis Road and Falcon Highway.

The site does not contain steep slopes or flood hazards, nor is it exposed to any geologic hazards that preclude the proposed commercial/industrial development. An unnamed tributary exists west of the site, and the proposed lots within Filing No. 1 are outside the 100-year floodplain. RMG’s characteristics of the site geology and preliminary geotechnical recommendations appear appropriate to address the potential geologic constraints identified at this site, including expansive and compressible soils (Soil and Geology Study (Rocky Mountain Group (RMG), Revised July 24, 2023). CGS has no objection to the approval of the preliminary plan. However, we offer the following comments.

1. The project is in a geologic setting and location known for shallow fluctuating groundwater. RMG’s two borings were drilled to a depth of 20 feet in March 2023. Groundwater was not encountered in the borings during drilling or during their follow-up check in late March. It is unknown if the borings were constructed as monitoring/observation holes. CGS agrees with RMG (page 10): “Fluctuations in groundwater and subsurface moisture conditions may occur due to variations in rainfall and other factors not readily apparent at this time.” Just as the natural drainage within the site will vary in flow rates annually and over differing years, shallow groundwater conditions are expected to fluctuate with differing precipitation events and seasons. February and March are known to be times of lower groundwater than later spring or summer months. Even so, the construction of basements for commercial/industrial uses is not as common as for residential structures. If significant grading or below-grade levels are planned, the potential for shallow groundwater will require further evaluation.

2. A note should be added on the preliminary plans that no inhabitable below-grade or basement areas will be allowed unless shallow groundwater conditions have been addressed with a monitoring program through all four seasons combined with a discussion of regional precipitation trends that can periodically increase the fluctuations expected in groundwater elevations. This evaluation can determine if underdrain systems will be needed and if they can be placed during the planned over-excavation for swelling and compressible soils and bedrock.

3. The letter of Intent (Vertex Consulting Services, September 18, 2023) requests “approval of a 27-lot preliminary plan with a delayed finding of water sufficiency until the time of the final plat.” The availability of groundwater for new developments can be problematic and is becoming more so due to drought and dwindling water resources. CGS recommends that the basis of assumptions of available groundwater for this project be provided to the county for review before approval of the final plat.

4. The Geologic Hazard Note on the preliminary plan (HR Green, August 25, 2023) should also include expansive and compressible soils as geologic conditions present at the site.

Submitted 10/17/2023 by Amy Crandall, Engineering Geologist, Colorado Geological Survey (303-384-2632 or acrandall@mines.edu) 		10/17/2023 9:33:53 AM
View Falcon Fire Protection District
10/13/2023 12:06:25 PM 		10/13/2023 12:06:25 PM
County Attorney - Water
10/12/2023 1:48:03 PM 		Applicant is not requesting a review of water supply requirements with this preliminary plan. 10/12/2023 1:48:03 PM
View Colorado Division of Water Resources
10/9/2023 9:43:13 PM 		See attached letter. 10/9/2023 9:43:13 PM
Colorado Parks and Wildlife
10/9/2023 1:02:16 PM 		CPW finds this project to have little to no impact on the wildlife resources. No comment at this time. 10/9/2023 1:02:16 PM
View EPC Parks Department
10/9/2023 11:55:40 AM 		See preliminary Parks comments attached. 10/9/2023 11:55:40 AM
Upper Black Squirrel Creek GWMD
10/5/2023 4:49:15 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 4:49:15 PM
911 Authority - El Paso/Teller County
10/5/2023 9:16:20 AM 		Comments for E911 as follows:

Mariposa Lily Ct (private) – Available – Should have suffix of: Grove, Heights, Point, or View

Greenfield Ave (public) – Not Available, Existing streetname – Should have suffix of: Street or Drive
Sagebrush St (public) – Not Available, Existing streetname.
Wildflower Ct (private) – Not Available, Existing streetname. Suffix should be: Grove, Heights, Point, or View
Wild Iris Way (private) – Not Available, Existing streetname. Suffix should be: Grove, Heights, Point, or View

Thank you
Justin 		10/5/2023 9:16:20 AM
View EPC Environmental Services
9/28/2023 11:28:12 AM 		9/28/2023 11:28:12 AM
County Attorney - Development Review
9/28/2023 9:47:03 AM 		No comments at this time. 9/28/2023 9:47:03 AM
Colorado Springs Utilities, Dev, Svc.(includes water resources)
9/27/2023 3:34:57 PM 		CSU UDS does not have any comments. Contact CSU Field Engineering for Gas service 719-668-4985
MAR 		9/27/2023 3:34:57 PM
Colorado State Forest Service
9/27/2023 10:00:19 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. 9/27/2023 10:00:19 AM
View El Paso County Conservation Dist
9/26/2023 12:34:48 PM 		Brief comments attached as a .pdf. 9/26/2023 12:34:48 PM
RBD Floodplain
9/26/2023 11:54:18 AM 		this site is not withing the SFHA, nor is it within 300 ft of an unstudied Azone.
No Further Comment 		9/26/2023 11:54:18 AM