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 (37)

Link Agency Comment
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