EDARP
Project Review Comments
- File Number
- SF2614
- Project Name
- Calm Breeze Pt Subdivision
- Description
- 4 lot subdivision
- Parcels
- 5211000013 5211000013
- Applicant
-
M&S Civil Consultants, Inc.
Virgil Sanchez ( virgils@mscivil.com )
(719) 491-0818 Virgil Sanchez ( virgils@mscivil.com )
(719) 491-0818 - EA Number
- EA25119
- File Number
- SF2614
- Project Manager
- Jen Uhler
- Status
- Active
- Created
- 10/30/2025 8:33:31 AM
View: Project Documents | Submit/View Public Comment
| Agency | Review # | Comment | ||
|---|---|---|---|---|
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PCD Project Manager
7/29/2026 10:13:33 AM |
1 | legal description comments | 7/29/2026 10:13:33 AM |
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PCD Project Manager
7/29/2026 10:13:05 AM |
1 | water resources report with summary | 7/29/2026 10:13:05 AM |
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PCD Project Manager
7/29/2026 10:12:18 AM |
1 | Letter of intent comments with summary | 7/29/2026 10:12:18 AM |
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PCD Project Manager
7/29/2026 10:11:46 AM |
1 | Final Plat comments with summary | 7/29/2026 10:11:46 AM |
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PCD Project Manager
7/29/2026 10:11:05 AM |
1 |
Planning has reviewed the proposal and has comments on the following documents - Water Resources Report - Letter of Intent - Final Plat Drawings - Legal Description Jen Uhler PCD Planner 719-520-7952 jenuhler@elpasoco.com |
7/29/2026 10:11:05 AM | |
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EPC DPW Development Services - Engineering
7/27/2026 5:22:21 PM |
1 | Traffic Memo comments | 7/27/2026 5:22:21 PM |
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EPC DPW Development Services - Engineering
7/27/2026 5:21:59 PM |
1 | SIA comments | 7/27/2026 5:21:59 PM |
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EPC DPW Development Services - Engineering
7/27/2026 5:21:43 PM |
1 | PCM Applicability Form comments | 7/27/2026 5:21:43 PM |
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EPC DPW Development Services - Engineering
7/27/2026 5:21:24 PM |
1 | Letter of Intent comments | 7/27/2026 5:21:24 PM |
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EPC DPW Development Services - Engineering
7/27/2026 5:21:08 PM |
1 | FAE comments | 7/27/2026 5:21:08 PM |
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EPC DPW Development Services - Engineering
7/27/2026 5:20:52 PM |
1 | Final Plat comments | 7/27/2026 5:20:52 PM |
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EPC DPW Development Services - Engineering
7/27/2026 5:20:08 PM |
1 | Drainage Report comments | 7/27/2026 5:20:08 PM |
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EPC DPW Development Services - Engineering
7/27/2026 5:19:49 PM |
1 | Deviation Request comments | 7/27/2026 5:19:49 PM |
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EPC DPW Development Services - Engineering
7/27/2026 5:19:33 PM |
1 | Construction Drawings comments | 7/27/2026 5:19:33 PM |
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County Attorney - Development Review
7/27/2026 1:44:56 PM |
1 |
See attached edits to Subdivision Improvements Agreement. No additional comments from County Attorney - Development Review at this time. Reviewed by: Erika Keech, Sr. County Attorney, erikakeech2@elpasoco.com. |
7/27/2026 1:44:56 PM |
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Colorado Geological Survey
7/27/2026 10:19:59 AM |
1 |
The available referral documents include a Soils and Geology Study prepared by Entech Engineering, Inc. (Entech), dated May 29, 2026. As stated on page 9 of the report, “No significant geologic hazards were identified on the site; however, the following constraints have been identified on the site: artificial fill, potentially expansive soils, potentially shallow and seasonally shallow groundwater areas, drainage areas, downslope creep, potentially unstable slopes, and the potential for elevated radon levels.” Entech also identifies possible soil-erosion hazards and describes the site soils as moderately susceptible to erosion. Note 17 of the Final Plat prepared by M&S Civil Consultants, Inc., dated June 11, 2026, generally identifies the geologic constraints described in the Entech report. However, the note does not identify the specific lots affected by each constraint, include soil erosion as a geologic constraint, or provide the applicable mitigation measures. According to the National Flood Insurance Program (NFIP) Flood Insurance Rate Map (FIRM) Panel 08041C0320G, effective December 7, 2018, portions of the subject property are located within the Zone A 100-year floodplain. The Entech report also identifies potentially unstable creek-bank slopes associated with Black Squirrel Creek and localized areas of potentially shallow or seasonally shallow groundwater. These constraints can generally be addressed through implementation of the report's recommendations. Potential building sites are shown in Entech's report. Lots 1 and 3 contain mapped geologic constraints, including downslope creep and potentially shallow or seasonally shallow groundwater. CGS recommends that the Final Plat identify all mapped geologic hazards and constraints, including soil erosion; specify the lots affected by each condition; and include the applicable avoidance or mitigation measures. At a minimum, the plat should clearly document the constraints and mitigation requirements applicable to Lots 1 and 3. Submitted 7/27/2026 by Amy Crandall, Engineering Geologist, Colorado Geological Survey (303-384-2632 or acrandall@mines.edu) |
7/27/2026 10:19:59 AM | |
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Black Forest Land Use Committee
8/6/2026 9:52:13 AM |
1 |
The Black Forest Land Use Committee has reviewed this proposal and recommends denial for two reasons. 1. Approval would add these homes as well as many potential new homes to a long cul-de-sac that has only one exit. The LDC limits cul-de-sacs to 25 homes. Looking at past BoCC decisions, the flawed reasoning in the Hay Creek Road decision must not be used again. The LDC limit is for a total of 25 homes, not only to homes fronting on the road. Applying the rationale for the Hay Creek Road decision, there could be 1000 homes along Hay Creek Road and still meet the LDC rule as long as no more than 25 homes "fronted" on the road. The potential for loss of life in a fire on cul-de-sacs like this one dictates that the number of homes must be limited. 2. The Seclusion subdivision has already been subdivided into large parcels of 35-40 acres. Developers should not be permitted to further subdivide such parcels because the people who purchased these parcels purchased them with the understanding that they would not be further subdivided. Most recently the BoCC approved the division of the Welsch property from 5 to two 2.5 acre lots, This doubles the density and changes the character of the development. A past BoCC decision to deny division of a 5-acre lot into two 2.5-acre lots in the Overlook Estates development near the Discovery Canyon school campus acknowledged that the owners in that subdivision purchased lots with the understanding that the 5-acre lots would remain that size. The rights and expectations of existing property owners must be a strong consideration in decisions such as this. |
8/6/2026 9:52:13 AM | |
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County Attorney - Water
7/24/2026 12:53:35 PM |
1 | Please address the chain of title. 462-BD was issued to John Phillips. The deed we are provided is from Seclusion Development to the Ammons. Can you please upload information showing the gap between Phillips and Seclusion Development please. Once water quality testing pursuant to 8.4.7.B10(a) has been uploaded, as well as a letter from the Colorado Division of Water Resources finding adequate water, the County Attorney’s Office will begin review. | 7/24/2026 12:53:35 PM | |
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EPC DPW Development Services - Engineering
7/27/2026 5:06:04 PM |
1 |
Review 1. Engineering comments on the following documents: - Letter of Intent - Final Plat Drawing - Final Drainage Report - Deviation Request - Construction Drawings - Financial Assurance Estimate - Traffic Memo - Subdivision Improvement Agreement Reviewed by: Joe Sandstrom, EIT, CFM Associate Engineer Department of Public Works O: 719-520-6314 M: 719-505-0516 josephsandstrom@elpasoco.com |
7/27/2026 5:06:04 PM | |
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EPC Parks Department
7/22/2026 3:04:43 PM |
1 |
El Paso County Parks staff has reviewed the Calm Breeze Point Subdivision application and has attached our review packet. Thank you! Ashlyn Mathy Parks Planner Park Planning Division El Paso County Parks Department Office 719.520.6978 |
7/22/2026 3:04:43 PM |
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RBD Floodplain
7/22/2026 11:00:49 AM |
1 |
plat note 2 should read FLOOD PLAIN CERTIFICATION According to the National Flood Insurance Program, Flood Insurance Rate Map Panel 08041C05320G with an effective date of December 7, 2018, the subject property is located in Zone A 100 year floodplain. Draft model backed BFEs and floodplain extents for this area have been developed as part of Phase 1 for the ongoing El Paso County, CO, Risk MAP Project”. The data has been reviewed and approved through FEMA’s QA/QC process (May 11, 2022) and is currently in the MIP (Case No. 19-08-0037s). The Phase 1/Base Level Engineering outputs and Zone A ready deliverables are, under the following folder: K:/FY2019/19-08-0037S/Discovery - BLE - El Paso and Teller Counties, CO - FY18 - 04/Discovery Data Capture - Discovery Data Capture - El Paso and Teller Counties, CO - 01/El Paso_Discovery_1. Floodplain extents shown hereon include both current effective and CWCB Phase 1 data. Floodplain Base Flood Elevations (BFEs) shown are derived via the FEMA approved contour interpolation method in conjunction with the BLE approved extents. |
7/22/2026 11:00:49 AM | |
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EPC DPW Stormwater
7/22/2026 5:17:06 PM |
1 |
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded document(s): - Drainage Report - Final Plat Drawing - PCM Applicability Form Reviewed by: Zachary Jannusch Associate Engineer - Stormwater 719.500.3170 ZacharyJannusch@elpasoco.com |
7/22/2026 5:17:06 PM | |
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Pikes Peak Regional Building Department
7/17/2026 7:21:33 AM |
1 |
1. Add the street name Calm Breeze Point to page 2 in the right of way. 2. Lot 1 address is 12591, lot 2-12590, lot 3-12530 and lot 4-12650 Calm Breeze Point. Add these addresses to the lots. Each address should be running parallel to the street they are being addressed from. Addressing should be as close to the edge of the lot as possible. This indicates and is made clear to anyone looking at the plat, which street the lot is addressed from. 3. Standard plat comments: a. Enumerations will review the pre-plat (mylar) prior to plat for address placement, street names, and title block. b. 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. 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). Paid directly to the Enumerations Department. c. 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 d. A copy of the final recorded plat is required prior to plan submittal for RESIDENTIAL. A copy of the final recorded plat is required prior to approval in the Enumerations department on any COMMERCIAL plan submittal. Please email the Enumerations staff member that reviewed your project. Amy@pprbd.org; Brent@pprbd.org; or BeckyA@pprbd.org Amy Vanderbeek Enumerations Plans Examiner Pikes Peak Regional Building Department O: 719-327-2930 E: Amy@pprbd.org |
7/17/2026 7:21:33 AM | |
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PCD Administrative Notice
7/16/2026 4:15:59 PM |
1 | On 07/16/2026, PCD mailed "Notice of Application" letters to surrounding property owners within a 500-foot range (14 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 = $10.36. JM | 7/16/2026 4:15:59 PM | |
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Black Forest Fire Protection District
7/14/2026 3:32:00 PM |
1 |
Black Forest Fire Rescue has reviewed the submitted Final Plat, Letter of Intent, Street Improvement Plans, Traffic Memorandum, Water Supply Information Summary, and supporting documentation for Calm Breeze Filing No. 1. The proposed subdivision will be accessed by an existing private gravel roadway known as Calm Breeze Point. The plans indicate the roadway consists of an approximately 20-foot-wide gravel driving surface within a 32-foot access easement and will ultimately provide access to seven residential parcels. While the roadway is requesting an Engineering Criteria Manual deviation from County roadway standards, all fire apparatus access roads shall comply with the currently adopted 2021 International Fire Code, Section 503, and Black Forest Fire Rescue standards. This includes maintaining a minimum unobstructed width of 20 feet, adequate vertical clearance, an all-weather driving surface capable of supporting the imposed loads of fire apparatus, and sufficient turning radii for emergency vehicles. The applicant shall verify that all existing culverts, bridges, and roadway improvements are designed to support the weight of Black Forest Fire Rescue apparatus, including water tenders. The plans also indicate that Calm Breeze Point is gated. However, the submitted documents do not identify how emergency responders will gain access to the subdivision. Prior to final approval, the applicant shall provide an emergency access plan for review and approval by Black Forest Fire Rescue. The gate shall comply with IFC Section 503.6 and include an approved Knox emergency access system or other fire department-approved emergency access method. Gate operation during power failure, minimum clear opening width, and emergency override features shall also be submitted for review. The applicant shall submit a **Fire Water Supply Plan** for review and approval by the Black Forest Fire Rescue Authority Having Jurisdiction (AHJ). The current submittal identifies only domestic wells and does not demonstrate compliance with the district's fire protection water supply requirements. The Fire Water Supply Plan shall identify the proposed method of providing fire protection water, whether by an approved fire cistern, pressurized fire hydrant system, or another fire department-approved water supply. The plan shall include all required fire flow calculations, available water volume, fire department connection details, apparatus access, maintenance responsibilities, and any supporting hydraulic or engineering information necessary to demonstrate compliance with the adopted 2021 International Fire Code, applicable appendices, and Black Forest Fire Rescue standards. Approval of the subdivision is contingent upon review and acceptance of the proposed fire water supply by the Black Forest Fire Rescue AHJ. Future residential development within the subdivision shall comply with all applicable provisions of the 2021 International Fire Code, the adopted Colorado Wildland-Urban Interface Code, and Black Forest Fire Rescue standards. Individual driveways, addressing, emergency access, and defensible space requirements will be reviewed during the building permit process. Roadway signage, address identification, and emergency vehicle access shall be maintained in accordance with district requirements. Based on the information submitted, Black Forest Fire Rescue has no objection to the proposed subdivision **provided the above conditions are satisfied** prior to final approval. Final approval is contingent upon demonstrating compliant emergency vehicle access, approved emergency gate access, and an approved Fire Water Supply Plan accepted by the Black Forest Fire Rescue Authority Having Jurisdiction. |
7/14/2026 3:32:00 PM | |
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Colorado Springs Planning & Community Development
7/12/2026 5:32:01 PM |
1 | City Planning has no comment. | 7/12/2026 5:32:01 PM | |
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EPC Environmental Services
7/9/2026 3:09:14 PM |
1 | 7/9/2026 3:09:14 PM | |
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911 Authority - El Paso/Teller County
7/9/2026 8:08:52 AM |
1 |
Calm Breeze Pt – Previously approved - Existing private roadway No action for E911 on this submittal. Thank you Justin |
7/9/2026 8:08:52 AM | |
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Colorado Parks and Wildlife
7/8/2026 2:20:11 PM |
1 | 7/8/2026 2:20:11 PM | |
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Upper Black Squirrel Creek GWMD
7/8/2026 2:18:28 PM |
1 | The Upper Black Squirrel Creek GWMD does not have any comments at this time but does respectfully reserve the right to comment on any future submittals. | 7/8/2026 2:18:28 PM | |
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Academy School District 20 Building Fund
7/6/2026 11:06:30 AM |
1 |
Academy District 20 is in receipt of File #SF2614 for approval of the Calm Breeze Pt 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. Peter Ristig Executive Director for Operations Academy School District peter.ristig@asd20.org |
7/6/2026 11:06:30 AM |