Project Review Comments

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Project Name
Greaves Vacation Replat
Description
vacate lot 13 and replat two 5 acre lots
Location
Parcels
5205209004 5205209004
Applicant
M.V.E
M.V.E David Gorman ( daveg@mvecivil.com )
(719) 635-5736
M.V.E David Gorman ( daveg@mvecivil.com )
(719) 635-5736
EA Number
EA2352
File Number
VR243
Project Manager
Joe Letke
Status
Active
Created
5/30/2023 12:58:43 PM

View: Project Documents



Review Comments (32)

Link Agency Comment
PCD Administrative Notice
5/28/2024 1:33:26 PM
On 5/28/2024, PCD mailed "Notice of Application" letters to surrounding property owners within a 500-foot range (12 addresses). Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage to be billed to the applicant = $7.68. MB 5/28/2024 1:33:26 PM
View EPC Stormwater Review
5/28/2024 12:43:24 PM
Drainage Report (uploaded with DS Engineer Comments) 5/28/2024 12:43:24 PM
View EPC Stormwater Review
5/28/2024 12:42:07 PM
LOI (Uploaded with planning comments) 5/28/2024 12:42:07 PM
View EPC Stormwater Review
5/28/2024 12:41:47 PM
PBMP 5/28/2024 12:41:47 PM
View EPC Stormwater Review
5/28/2024 12:38:01 PM
Final Plat 5/28/2024 12:38:01 PM
Pikes Peak Regional Building Department
5/28/2024 7:18:18 AM
The address for lot 1 will remain 7030 Snow Mass Drive and the new address for lot 2 will be 7070 Snow Mass Drive. Please add the address numbers to the final plat as close to the named street as possible.

Standard Final Plat comments apply:

1. Enumerations will review the pre-plat (mylar) prior to plat for address placement, street names, and title block.
2. 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 December 5th 2023, the fee for all credit/debit cards has changed from the flat 2.95% fee to the following: Over the phone Credit/Debit Card payments will be 2.3% and In-Person Debit Card payments will be 1.5% (in-person only). The fee will be $10.00 for the one new address.
3. Pre-plat reviews can be reviewed via “pdf” or 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
4. A copy of the final recorded plat is required prior to plan submittal for RESIDENTIAL. Please email the Enumerations staff member that reviewed your project. Amy@pprbd.org; Brent@pprbd.org; or BeckyA@pprbd.org


Thanks,

Becky Allen
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-799-2707 W: pprbd.org E: beckya@pprbd.org
5/28/2024 7:18:18 AM
Pikes Peak Regional Building Department
5/28/2024 7:16:54 AM
The address for lot 1 will remain 7030 Snow Mass Drive and the new address for lot 2 will be 7070 Snow Mass Drive. Please add the address numbers to the final plat as close to the named street as possible.

Standard Final Plat comments apply:

1. Enumerations will review the pre-plat (mylar) prior to plat for address placement, street names, and title block.
2. 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 December 5th 2023, the fee for all credit/debit cards has changed from the flat 2.95% fee to the following: Over the phone Credit/Debit Card payments will be 2.3% and In-Person Debit Card payments will be 1.5% (in-person only). The fee will be $10.00 for the one new address.
3. Pre-plat reviews can be reviewed via “pdf” or 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
4. A copy of the final recorded plat is required prior to plan submittal for RESIDENTIAL. Please email the Enumerations staff member that reviewed your project. Amy@pprbd.org; Brent@pprbd.org; or BeckyA@pprbd.org


Thanks,

Becky Allen
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-799-2707 W: pprbd.org E: beckya@pprbd.org
5/28/2024 7:16:54 AM
Colorado Geological Survey
5/24/2024 12:07:51 PM
With this referral, we received a request to provide Review Comments (Email dated 5/6/2024); Letter of Intent (M.V.E., Inc., 4/19/2024); Final Drainage Report (M.V.E, Inc., 12/28/2023); Final Plat (Polaris Surveying, Inc., 12/27/2023); and Soils and Geology Report (Rocky Mountain Group (RMG), 4/9/2024).

As noted on page 13 of the Soils and Geology Report (Rocky Mountain Group (RMG), 4/9/2024), “Geologic hazards found to be present at this site include faults and seismicity. Geologic conditions found to be present at this site include potentially compressible and expansive soils, artificial fill, seasonally fluctuating groundwater, and radon.” Plat note 11 (Final Plat (Polaris Surveying, Inc., 12/27/2023)) appropriately presents the geologic conditions depicted in RMG’s report.

The conclusions and identification of geologic hazards and constraints in RMG’s report are based on four test borings excavated 15 feet below the existing ground surface within the proposed lots (A Better Soil Solution, February 6, 2024). However, this report was not provided with the referral documents. According to RMG, groundwater was not encountered in the test borings during drilling and groundwater depths did not appear to have been checked following drilling. It’s important to note that this depth (15 feet) may not be sufficient to fully characterize the subsurface materials, especially if basements or significant cuts are planned. Generally, borings extend to at least 20 feet to determine groundwater and bedrock depths, where both are likely to be shallow. We concur with RMG (page 11), “If water (surface, perched groundwater, or true groundwater) is encountered at the time of the open excavation observation, by others, within 4 to 6 feet of proposed basement slab elevation, an underslab drain should be considered in conjunction with the perimeter drain.” An underdrain system should be allowed ONLY if it can gravity discharge to a daylight outfall. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water and CANNOT be used to mitigate persistent shallow groundwater conditions.

The Final Plat states, “Individual soils investigations and foundation design for all new building sites and septic systems are required once building locations have been determined.” CGS recommends this investigation(s) be performed prior to building permit approval. If shallow groundwater is encountered or expected based on the subsurface conditions, the report should discuss the expected seasonal groundwater fluctuation at the site based on site-specific data and the feasibility of basements or other anticipated habitable below-grade space.

Submitted 5/24/2024 by Amy Crandall, Colorado Geological Survey: acrandall@mines.edu
5/24/2024 12:07:51 PM
Colorado Geological Survey
5/24/2024 12:03:17 PM
With this referral, we received a request to provide Review Comments (Email dated 5/6/2024); Letter of Intent (M.V.E., Inc., 4/19/2024); Final Drainage Report (M.V.E, Inc., 12/28/2023); Final Plat (Polaris Surveying, Inc., 12/27/2023); and Soils and Geology Report (Rocky Mountain Group (RMG), 4/9/2024).

As noted on page 13 of the Soils and Geology Report (Rocky Mountain Group (RMG), 4/9/2024), “Geologic hazards found to be present at this site include faults and seismicity. Geologic conditions found to be present at this site include potentially compressible and expansive soils, artificial fill, seasonally fluctuating groundwater, and radon.” Plat note 11 (Final Plat (Polaris Surveying, Inc., 12/27/2023)) appropriately presents the geologic conditions depicted in RMG’s report.

The conclusions and identification of geologic hazards and constraints in RMG’s report are based on four test borings excavated 15 feet below the existing ground surface within the proposed lots (A Better Soil Solution, February 6, 2024). However, this report was not provided with the referral documents. According to RMG, groundwater was not encountered in the test borings during drilling and groundwater depths did not appear to have been checked following drilling. It’s important to note that this depth (15 feet) may not be sufficient to fully characterize the subsurface materials, especially if basements or significant cuts are planned. Generally, borings extend to at least 20 feet to determine groundwater and bedrock depths, where both are likely to be shallow. We concur with RMG (page 11), “If water (surface, perched groundwater, or true groundwater) is encountered at the time of the open excavation observation, by others, within 4 to 6 feet of proposed basement slab elevation, an underslab drain should be considered in conjunction with the perimeter drain.” An underdrain system should be allowed ONLY if it can gravity discharge to a daylight outfall. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water and CANNOT be used to mitigate persistent shallow groundwater conditions.

The Final Plat states, “Individual soils investigations and foundation design for all new building sites and septic systems are required once building locations have been determined.” CGS recommends this investigation(s) be performed prior to building permit approval. If shallow groundwater is encountered or expected based on the subsurface conditions, the report should discuss the expected seasonal groundwater fluctuation at the site based on site-specific data and the feasibility of basements or other anticipated habitable below-grade space.

Submitted 5/24/2024 by Amy Crandall, Colorado Geological Survey: acrandall@mines.edu
5/24/2024 12:03:17 PM
View County Attorney - Development Review
5/23/2024 4:01:13 PM
Proposed edit to Access Agreement attached. 5/23/2024 4:01:13 PM
PCD Engineering Division
5/23/2024 10:02:01 AM
Review 1 - EPC Engineering Comments have been provided on the following documents:

- Final Plat (To be uploaded by Stormwater Engineer)
- Drainage Report (To be uploaded by Stormwater Engineer)

Reviewed by:
Hao Vo, P.E.
haovo@elpasoco.com
5/23/2024 10:02:01 AM
View El Paso County Conservation Dist
5/22/2024 4:09:53 PM
Brief comments attached as a .pdf. 5/22/2024 4:09:53 PM
View El Paso County Conservation Dist
5/22/2024 4:09:30 PM
Brief comments attached as a .pdf. 5/22/2024 4:09:30 PM
View El Paso County Conservation Dist
5/22/2024 4:07:19 PM
Brief comments attached as a .pdf. 5/22/2024 4:07:19 PM
View Mountain View Electric Association, Inc.
5/20/2024 4:04:51 PM
5/20/2024 4:04:51 PM
View Mountain View Electric Association, Inc.
5/20/2024 4:04:06 PM
5/20/2024 4:04:06 PM
View Mountain View Electric Association, Inc.
5/20/2024 4:03:31 PM
See attached comments 5/20/2024 4:03:31 PM
EPC Sheriff's Department
5/15/2024 3:08:11 PM
No Issues EPSO 5/15/2024 3:08:11 PM
EPC Sheriff's Department
5/15/2024 3:07:33 PM
No Issues EPSO 5/15/2024 3:07:33 PM
PCD Project Manager
5/15/2024 1:25:51 PM
Planning has comments on the following documents:

-Letter of Intent
-Final Plat Drawings

***documents will be uploaded by the engineering team.

Joe Letke
Planner II
719-520-7964
5/15/2024 1:25:51 PM
View EPC Parks Department
5/14/2024 7:09:46 AM
The Park Advisory Board recommends that the Planning Commission and the Board of County Commissioners include the following conditions when considering and/or approving the Greaves Vacation Replat: (1) require fees in lieu of land dedication for regional park purposes in the amount of $920 be due at recording of the final plat; (2) show on the final plat and dedicate to El Paso County a 25-foot trail easement, along the southern boundary of the site parallel to Snow Mass Drive. 5/14/2024 7:09:46 AM
Colorado Division of Water Resources
5/13/2024 3:59:55 PM
This is a duplicate. The DWR comment were already loaded. 5/13/2024 3:59:55 PM
View Colorado Division of Water Resources
5/13/2024 3:57:01 PM
5/13/2024 3:57:01 PM
View EPC Environmental Services
5/10/2024 10:11:36 AM
5/10/2024 10:11:36 AM
View EPC Parks Department
5/9/2024 2:14:20 PM
Please see attached preliminary comments on behalf of El Paso County Parks. This application will be presented to the El Paso County Parks Advisory Board on June 12, 2024: The Park Advisory Board recommends that the Planning Commission and the Board of County Commissioners include the following conditions when considering and/or approving The Estates at Cathedral Pines Final Plat: (1) require fees in lieu of land dedication for regional park purposes in the amount of $920 be due at recording of the final plat; (2) show on the final plat and dedicate to El Paso County a 25-foot trail easement, along the southern boundary of the site parallel to Snow Mass Drive. 5/9/2024 2:14:20 PM
Black Forest Fire Protection District
5/9/2024 6:28:29 AM
This application appears to be a duplication. BFFRPD has reviewed this application. The applicant appears to have done their due diligence to provide the county with requested information. There is an inaccurate statement that isn't likely to impact the applicant but of note the report states "The fire district regulates the requirement for water supplies for firefighting purposes. The district is current not requiring fire sprinkling or fire cisterns for subdivision of this size (less than five lots)." This is inaccurate as El Paso County is the Authority Having Jurisdiction (AHJ) that establishes regulations and requirements. El Paso County shall make the final determination regarding conformance and acceptance of the proposal. 5/9/2024 6:28:29 AM
Black Forest Fire Protection District
5/9/2024 6:27:12 AM
This application appears to be a duplication. BFFRPD has reviewed this application. The applicant appears to have done their due diligence to provide the county with requested information. There is an inaccurate statement that isn't likely to impact the applicant but of note the report states "The fire district regulates the requirement for water supplies for firefighting purposes. The district is current not requiring fire sprinkling or fire cisterns for subdivision of this size (less than five lots)." This is inaccurate as El Paso County is the Authority Having Jurisdiction (AHJ) that establishes regulations and requirements. El Paso County shall make the final determination regarding conformance and acceptance of the proposal. 5/9/2024 6:27:12 AM
Black Forest Fire Protection District
5/9/2024 6:24:58 AM
BFFRPD has reviewed this application. The applicant appears to have done their due diligence to provide the county with requested information. There is an inaccurate statement that isn't likely to impact the applicant but of note the report states "The fire district regulates the requirement for water supplies for firefighting purposes. The district is current not requiring fire sprinkling or fire cisterns for subdivision of this size (less than five lots)." This is inaccurate as El Paso County is the Authority Having Jurisdiction (AHJ) that establishes regulations and requirements. El Paso County shall make the final determination regarding conformance and acceptance of the proposal. 5/9/2024 6:24:58 AM
County Attorney - Water
5/8/2024 2:25:52 PM
County Attorney’s Office will review for water sufficiency following receipt of findings from the Colorado Division of Water Resources. Thank you. 5/8/2024 2:25:52 PM
EPC Stormwater Review
5/28/2024 12:31:00 PM
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- Final Plat
- PBMP Applicability Form

Reviewed by:
Mikayla Hartford
Stormwater Engineer I
MikaylaHartford@elpasoco.com
5/28/2024 12:31:00 PM
911 Authority - El Paso/Teller County
5/6/2024 1:57:03 PM
No action for E911 on this submittal.
Thank you.
Justin
5/6/2024 1:57:03 PM
911 Authority - El Paso/Teller County
5/6/2024 1:56:35 PM
No action for E911 on this submittal.
Thank you.
Justin
5/6/2024 1:56:35 PM