Project Review Comments

Back to List

File Number
SP262
Project Name
The Markets at Bent Grass - Preliminary Plan
Description
Development of a regional retail center across the 43 developable acres. This center is conceptually comprised of twelve (12) total lots, including two (2) anchor lots.
Parcels
5301000016 5301000016 5301000017 5301000017 5301002007 5301002007
Applicant
Evergreen Dev. Co, Inc.
Sean Murphy ( smurphy@evgre.com )
(720) 471-3152 Sean Murphy ( smurphy@evgre.com )
(720) 471-3152
EA Number
EA2573
File Number
SP262
Project Manager
Lisa Elgin
Status
Active
Created
7/1/2025 4:03:51 PM

View: Project Documents | Submit/View Public Comment


Review Comments (32)
Link Agency Review # Comment
View PCD Project Manager
4/1/2026 2:11:09 PM 		1 See comments on Water Supply Information Summary. 4/1/2026 2:11:09 PM
View PCD Project Manager
4/1/2026 2:10:31 PM 		1 See comments on Water Resources Report. 4/1/2026 2:10:31 PM
View PCD Project Manager
4/1/2026 2:10:07 PM 		1 See comments on Wastewater Disposal Report. 4/1/2026 2:10:07 PM
View PCD Project Manager
4/1/2026 2:08:57 PM 		1 See comments on US Army Corps of Engineers Permit. 4/1/2026 2:08:57 PM
View PCD Project Manager
4/1/2026 2:08:21 PM 		1 See comments on Traffic Impact Study. 4/1/2026 2:08:21 PM
View PCD Project Manager
4/1/2026 2:07:54 PM 		1 See comments on Title Commitment. 4/1/2026 2:07:54 PM
View PCD Project Manager
4/1/2026 2:07:35 PM 		1 See comments on Soils and Geology Report. 4/1/2026 2:07:35 PM
View PCD Project Manager
4/1/2026 2:07:10 PM 		1 See comments on Preliminary Plan Drawings. 4/1/2026 2:07:10 PM
View PCD Project Manager
4/1/2026 2:06:48 PM 		1 See comments on Preliminary Plan Drawings - Additional Comments 4/1/2026 2:06:48 PM
View PCD Project Manager
4/1/2026 2:06:17 PM 		1 See comments on Natural Features Report. 4/1/2026 2:06:17 PM
View PCD Project Manager
4/1/2026 2:05:56 PM 		1 See comments on Letter of Intent. 4/1/2026 2:05:56 PM
View PCD Project Manager
4/1/2026 2:05:37 PM 		1 See comments on Legal Description. 4/1/2026 2:05:37 PM
View PCD Project Manager
4/1/2026 2:05:17 PM 		1 See comments on Electric Provider Commitment Letter. 4/1/2026 2:05:17 PM
View PCD Project Manager
4/1/2026 2:04:51 PM 		1 See comments on Drainage Report. 4/1/2026 2:04:51 PM
View PCD Project Manager
4/1/2026 2:04:20 PM 		1 See comments on Deviation Request. 4/1/2026 2:04:20 PM
View PCD Project Manager
4/1/2026 2:03:58 PM 		1 See comments on Development Agreement. 4/1/2026 2:03:58 PM
View PCD Project Manager
4/1/2026 2:03:24 PM 		1 See comments on Application. 4/1/2026 2:03:24 PM
EPC DPW Stormwater
3/31/2026 1:10:51 PM 		1 Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded document(s):
- Drainage Report...(to be uploaded with Development Services comments)

Reviewed by:
Glenn Reese, P.E.
Principal Engineer - Stormwater
719.675.2654
GlennReese@elpasoco.com 		3/31/2026 1:10:51 PM
EPC DPW Development Services - Engineering
3/31/2026 12:56:09 PM 		1 EPC Engineering Review 1 Comments have been provided on the following documents (to be uploaded by project manager):

- Letter of Intent
- Deviation Request
- Preliminary Plan
- Preliminary Drainage Report
- Development Agreement

Note:
- Preliminary roundabout report will be required for roundabout design. Report should include parameters table and exhibits including fastest path speeds and differentials, dimensions, widths, view angles, etc. Discuss specific needs and examples with staff. Include design vehicle and WB-67 tracking exhibits.
- See Rezone submittal (CR261) for comments on Traffic Impact Study.

Reviewed by:

Charlene Durham, PE
charlenedurham@elpasoco.com 		3/31/2026 12:56:09 PM
Pikes Peak Regional Building Department
3/30/2026 9:51:51 AM 		1 Enumerations has the following comments:

1. Enumerations does not support the proposed reconfiguration of Woodmen Frontage Rd. The proposed new configuration will create confusion for emergency responders as well as the public. Creating disconnected sections of Woodmen Frontage Rd. with a different street name in between is not acceptable to us.
2. Enumerations agrees with the 911 authority that the internal streets need to have their own street names.
3. Once this plan has been approved, provide a copy to Enumerations for address assignment. Indicate with (XXXX) the location where addresses will be needed. Once addressing is returned to the applicant, they can be added to the associated 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 		3/30/2026 9:51:51 AM
Colorado Geological Survey
3/30/2026 9:31:52 AM 		1 With this referral, we received the Letter of Intent (Evergreen, May 5, 2026), Preliminary Plan (Evergreen, March 4, 2026), Geology and Soils Evaluation (Vivid Engineering Group, February 25, 2026), and other documents. The commercial development will include 12 lots and 2 anchor lots across 43 developable acres.

As noted on page 12 of Vivid’s Geology and Soils Evaluation, “The main geotechnical issue is the localized presence of loose, compressible overburden soils, low swell potential clays and claystone, and shallow groundwater.” In addition, the lots appear to be outside the FEMA floodplain associated with the Unnamed Tributary to Black Squirrel Creek No. 2 (as issued on December 7, 2018). Vivid makes appropriate recommendations regarding site development.

Note 2 of the preliminary plan (Soils & Geology Notes) lists the potential geologic hazards and constraints associated with the site; however, it does not provide mitigation measures, specifically for expansive soils, settlement-prone soils, and shallow groundwater. CGS recommends that mitigation measures be included in the preliminary plan.

Vivid observed groundwater at depths of approximately 6 to 14 feet below the existing grade during drilling operations and at depths of 5 to 9.25 feet when measured 24 hours after drilling. Groundwater was measured at depths as shallow as 3.5 feet in Piezometer P-1 on 2/17/2026. Vivid states (page 10), “If shallow groundwater is encountered during site-specific geotechnical investigations for structures and pavements, mitigation designs should be developed to address control of groundwater, both during construction and throughout the life of the structure. Measures may include cut-off drains, underdrains, or foundation perimeter drains, common to local design and construction techniques.” Groundwater may be encountered in the remedial grading zone, utility trenches, foundation excavations, etc., requiring dewatering and stabilization methods to be employed. CGS recommends that the six piezometers installed throughout the site continue to be measured through the Fall of 2026. CGS also recommends that site-specific recommendations be prepared once the building and site improvements (e.g., detention ponds) are known.

Submitted 3/30/2026 by Amy Crandall, Engineering Geologist, Colorado Geological Survey 		3/30/2026 9:31:52 AM
Colorado Springs Public Works
3/27/2026 2:47:17 PM 		1 EDRD will require all public improvements to be constructed to full City standards.

Reviewed by Hao Vo, P.E.
hao.vo@coloradosprings.gov 		3/27/2026 2:47:17 PM
View Falcon Fire Protection District
3/26/2026 1:41:34 PM 		1 3/26/2026 1:41:34 PM
View EPC Parks Department
3/24/2026 9:52:43 AM 		1 Please See Attached Documentation. This project will be reviewed administratively by Parks staff.

Thank you!

Ashlyn Mathy
Parks Planner
Park Planning Division
El Paso County Parks Department
ashlynmathy@elpasoco.com 		3/24/2026 9:52:43 AM
County Attorney - Development Review
3/20/2026 1:54:08 PM 		1 No comments from County Attorney/Development review at this time.

Reviewed by: Erika Keech, Sr. County Attorney, erikakeech2@elpasoco.com. 		3/20/2026 1:54:08 PM
911 Authority - El Paso/Teller County
3/19/2026 8:26:26 AM 		1 Comments for E911 as follows:

The submitted road configuration will cause confusion for routing and emergency services. Woodmen Frontage Rd should not lead though a roundabout as a logical continuation into another named road, then require a turn back onto the Frontage road.
E911 recommends that this layout be reconfigured.

Bent Grass Meadows Drive South – Not acceptable

The internal streets for this development will require streetnames.

Streetnaming information (criteria, existing/reserved names) can be found at:
https://www.elpasoteller911.org/street-emergency-number-databases

Thank you.
Justin 		3/19/2026 8:26:26 AM
View Colorado Springs Utilities, Dev, Svc.(includes water resources)
3/17/2026 2:40:39 PM 		1 Action Item: Gas meter locations on plan view and building elevations must be shown and labeled.

Action Item: Add note " Gas meters must be a minimum of 3-feet from doors, operable windows, or any vents or openings in walls."

Action Item: Add note “CSU Field Engineer to determine final gas/electric meter, transformer, and service line locations. Contact Field Engineering at 719-668-4985 (Gas) with any questions.” 		3/17/2026 2:40:39 PM
View EPC Environmental Services
3/13/2026 3:09:12 PM 		1 3/13/2026 3:09:12 PM
Colorado Springs Public Works
3/12/2026 9:33:46 AM 		1 Traffic Engineering will require all public improvements shown on SM Rocha LLC TIS dated March 2026 to be built to full City Standards.


Brian Shevock
Public Works/Traffic Engineering
Traffic Engineer II
City of Colorado Springs
brian.shevock@coloradosprings.gov
(719) 385-7620 		3/12/2026 9:33:46 AM
El Paso County Conservation Dist
3/11/2026 6:05:40 PM 		1 The El Paso County Conservation District has reviewed this plan and has comments regarding the following issues.

1) Floodplain / Watershed Issues

This plan shows a creek on the eastern side of the property that is an active drainage within the Black Squirrel Creek Watershed. This watershed has experienced severe flooding in recent years, causing damage to private property and county roads. Because of this, it is in the best interest of the community and the county that this creek channel not be altered or narrowed.

A) The plan appears to narrow the creek channel and the 100-year floodplain in order to expand the building footprint. EPCCD strongly opposes this and recommends that the floodplain remain in its current, wider configuration.

This is particularly important given the high likelihood of additional upstream development with significant impervious surfaces. Increased hard surfaces will increase stormwater runoff and flow rates during heavy rain events, which Falcon experiences regularly.

Narrowing the channel as proposed would increase stormwater velocity and could negatively impact downstream communities within the watershed. Maintaining the existing floodplain width allows water to spread out and slow during heavy rainfall events, reducing peak flows, erosion damage, and the risk of costly damage to private property and county infrastructure.

Our recommendation is that the development plan be revised so the existing floodplain remains unaltered and is not narrowed in any way.

B) EPCCD also notes the proposed 1.36-acre stormwater runoff pond located on the southern portion of the development adjacent to Woodmen Rd. Given the 40+ acres of planned impervious surfaces—including buildings, parking lots, and roads—and the limited landscaped areas available for infiltration, we are concerned that this pond may be undersized for the stormwater volume it could receive during heavy rain events. Additionally, the pond appears to replace the northern drainage ditch along Woodmen Rd., meaning it will also receive runoff from that source.

Woodmen Rd. is a major east-west arterial in the region, so it is critical that the pond be sized to safely capture and gradually release runoff from at least a 100-year rain event, minimizing any risk to the roadway.

Our recommendation is that the pond be increased in size to address these concerns.

C) We also recommend that these issues be shared with EPC Stormwater for technical review. EPC Roads and Bridge should also be notified due to the pond’s proximity to Woodmen Rd. to ensure no conflicts exist.



2) Walkway / Trail Modification

We note the proposed community trail along the eastern side of the development, running adjacent to the creek. EPCCD supports this feature, as it aligns with the El Paso County Master Plan goals for community accessibility and recreation.

We recommend the following modifications to better align with the Master Plan:

A) Expand the trail easement by an additional 10 feet to allow for the planting of native trees along the trail. This would improve aesthetics, enhance wildlife habitat within the creek and riparian corridor, and help reduce the strong winds commonly experienced in this area.

B) Adjust the trail easement to follow the existing 100-year floodplain rather than the proposed floodplain, consistent with our concern in Section 1A.



3) Erosion Control During Initial Construction

We were unable to determine whether the plan includes specific measures for site preparation and construction. If construction is planned, we recommend the following erosion control measures to protect the watershed on site:

A) Disturbed areas should be mulched and revegetated within 45 days using plant or grass species native or naturalized to El Paso County.

B) Topsoil from disturbed areas should be stripped to a depth of approximately 6 inches and stockpiled separately. Stockpile side slopes should not exceed a 3:1 ratio to prevent erosion. This topsoil should later be redistributed evenly over graded areas prior to seeding to improve germination success.

C) After seeding, disturbed areas should be mulched using weed-free hay or straw at approximately 5,000 pounds per acre.

D) At all stages of dirt work, additional erosion protection for the creek is needed, such as a silt fence, to help prevent dirt from the site entering the waterway

E) Consider using the El Paso County Conservation District’s Native Shotgun Mix (available at EPCCD.org), which is well suited to the soils on this site and consists of 100% native and naturalized grass species.



With these modifications, the El Paso County Conservation District would be supportive of the project and the applicant’s commitment to protecting soil health, watershed function, wildlife habitat, and community safety.

For questions, please contact EPCCD at 719-600-4706 or districtmanager@epccd.org 		3/11/2026 6:05:40 PM
View Mountain View Electric Association, Inc.
3/11/2026 3:25:05 PM 		1 See attached comment letter 3/11/2026 3:25:05 PM
RBD Floodplain
3/10/2026 1:13:38 PM 		1 I do not find a plat of the revised configuration.
FEMA approved base flood elevation data and 100-year floodplain boundaries shall be provided and shown on plats
for subdivision proposals and other proposed developments that contain at least fifty lots or five (5) acres, whichever is less;
All buildable lots less than two and one half (2½) acres in size are required to be located entirely outside of the 100-year floodplain. Lands within the 100-year floodplain shall be established in a tract, and require that the owner maintain the tract. Buildable lots two and one half (2½) acres and larger, are required to have the 100-year floodplain contained in a drainage easement dedicated by plat in the name of the governing body with the restrictions of “No Build” and “No Storage of any Materials” 		3/10/2026 1:13:38 PM