EDARP
Project Review Comments
- File Number
- SF2616
- Project Name
- Timbers of Black Forest Subdivision
- Description
- 20 lot subdivision; single-phase
- Parcels
- 5222000025 5222000025
- Applicant
-
Vertex Consulting Services, LLC
Nina Ruiz ( nina.ruiz@vertexcos.com )
(719) 733-8606 x6606 Nina Ruiz ( nina.ruiz@vertexcos.com )
(719) 733-8606 x6606 - EA Number
- EA25131
- File Number
- SF2616
- Project Manager
- Kari Parsons
- Status
- Active
- Created
- 12/8/2025 9:12:56 AM
View: Project Documents | Submit/View Public Comment
| Agency | Review # | Comment | ||
|---|---|---|---|---|
| View |
Colorado Parks and Wildlife
8/25/2026 4:25:35 PM |
1 | 8/25/2026 4:25:35 PM | |
| View |
Mountain View Electric Association, Inc.
8/25/2026 2:17:43 PM |
1 | See attached comment letter | 8/25/2026 2:17:43 PM |
|
PCD Project Manager
8/24/2026 2:24:06 PM |
1 | Please verify exceptions schedule B are depicted on Plat. | 8/24/2026 2:24:06 PM | |
|
PCD Project Manager
8/24/2026 2:21:12 PM |
1 | Please add water quality and other required report items to the water resources report per 8.4.7 of Code. | 8/24/2026 2:21:12 PM | |
| View |
PCD Project Manager
8/24/2026 2:20:13 PM |
1 | Fire Protection/Wildland Fire Plan Comments | 8/24/2026 2:20:13 PM |
|
PCD Project Manager
8/24/2026 2:19:27 PM |
1 | Several documents were not provided at the initial submittal. A complete submittal is required. A 21 day review cycle will apply at next submittal. | 8/24/2026 2:19:27 PM | |
| View |
PCD Project Manager
8/24/2026 2:17:59 PM |
1 | TIS comments | 8/24/2026 2:17:59 PM |
| View |
PCD Project Manager
8/24/2026 2:17:41 PM |
1 | Drainage Report Comments | 8/24/2026 2:17:41 PM |
|
PCD Project Manager
8/24/2026 2:17:12 PM |
1 | MVEA made a commitment for 20 lots only. | 8/24/2026 2:17:12 PM | |
| View |
PCD Project Manager
8/24/2026 2:16:34 PM |
1 | FAE Comments | 8/24/2026 2:16:34 PM |
| View |
PCD Project Manager
8/24/2026 2:16:09 PM |
1 | Final Plat comments | 8/24/2026 2:16:09 PM |
| View |
PCD Project Manager
8/24/2026 2:15:00 PM |
1 |
Letter of Intent Comments (please note: staff provided a drawing to illustrate comments- this is brainstorming not direction). |
8/24/2026 2:15:00 PM |
| View |
PCD Project Manager
8/24/2026 2:13:49 PM |
1 | PCM Form Comment | 8/24/2026 2:13:49 PM |
| View |
PCD Project Manager
8/24/2026 2:13:14 PM |
1 | Soils and Geology Report Comments | 8/24/2026 2:13:14 PM |
| View |
PCD Project Manager
8/24/2026 2:12:34 PM |
1 | Wastewater Report Comments | 8/24/2026 2:12:34 PM |
| View |
PCD Project Manager
8/24/2026 2:12:02 PM |
1 | Water Resources Report comments | 8/24/2026 2:12:02 PM |
| View |
PCD Project Manager
8/24/2026 2:11:26 PM |
1 | WSIS Form | 8/24/2026 2:11:26 PM |
| View |
EPC DPW Development Services - Engineering
8/24/2026 1:43:08 PM |
1 | V1_Drainage Final | 8/24/2026 1:43:08 PM |
| View |
EPC DPW Development Services - Engineering
8/24/2026 1:38:15 PM |
1 | V1_TIS | 8/24/2026 1:38:15 PM |
|
Black Forest Fire Protection District
8/21/2026 11:58:35 PM |
1 |
Black Forest Fire Rescue Protection District (BFFRPD) has reviewed the submitted documents for the Timbers at Black Forest subdivision. The following items shall be addressed prior to final BFFRPD approval: 1. **Fire Protection Water Supply:** FAWWA has indicated that hydrant service cannot be extended north of Arroya Road. An engineered fire protection water supply plan shall therefore be submitted to BFFRPD for review and approval. The proposed cistern identified in the Fire Protection Report is acceptable in concept; however, the final capacity, location, access, drafting connection, and configuration must be approved by BFFRPD. 2. **Cistern Access and Drafting Operations:** The cistern shall be accessible to fire engines and water tenders during all weather conditions. The drafting connection and apparatus position shall be designed so that an engine can draft from the cistern without obstructing the required turnaround or preventing additional emergency apparatus from entering or exiting the subdivision. The final plan shall clearly show the cistern, drafting connection, apparatus operating area, and required access. 3. **Cistern Design:** The final cistern design shall include the required fire department drafting connection, freeze protection, identification/signage, and demonstrate the required fire-flow capability. The Fire Protection Report's proposed 36,000-gallon capacity is considered preliminary until the final fire water supply plan is reviewed and approved by BFFRPD. 4. **Fire Apparatus Access:** Final construction plans shall demonstrate compliance with the fire apparatus access requirements identified in the Fire Protection Report, including the proposed 28-foot paved roadway with 2-foot shoulders, required vertical clearance, roadway grade, all-weather surface, and approved turnaround. The proposed 150-foot-diameter cul-de-sac and cistern configuration shall be reviewed together to verify unobstructed fire apparatus operations. 5. **CWRC Compliance:** All new residential construction within the subdivision shall comply with the applicable Colorado Wildfire Resiliency Code (CWRC) requirements. Required wildfire-resilient construction, defensible space, vegetation management, and BFFRPD CWRC inspections will apply to the individual residential structures. 6. **Wildfire Mitigation:** The wildfire mitigation and vegetation management recommendations contained in the submitted Wildland Fire Risk and Hazard Mitigation Plan shall be incorporated into the final development plans where applicable. Long-term maintenance responsibilities for required vegetation management and defensible space shall be identified. 7. **Lot Count:** Please revise the submitted documents for consistency. The Letter of Intent identifies 21 single-family residential lots, while the Fire Protection Report identifies 20 lots. The Fire Protection Report and associated plans shall reflect the final approved subdivision configuration. BFFRPD will provide final approval after the above items are addressed and the final fire protection water supply and fire apparatus access plans have been reviewed and accepted. |
8/21/2026 11:58:35 PM | |
|
EPC DPW Development Services - Engineering
8/24/2026 11:18:59 AM |
1 |
Engineering Review – V1 Please see engineering review comments (in blue) on the following documents: • V1_Drainage Final • V1_Final Plat (to be uploaded by project manager) • V1_Letter of Intent (to be uploaded by project manager) • V1_TIS Please provide the following documents for review with the next submittal: • Construction Drawings • Grading and Erosion Control Plan The Financial Assurance Estimate will be reviewed after the construction drawings and the grading and erosion control plan have been submitted. Please note that these comments are preliminary, and EPC DPW Development Services may issue additional comments once complete plans and information are provided. Reviewed by: Laura Besler, P.E. LauraBesler@elpasoco.com Charlene Durham, P.E. CharleneDurham@elpasoco.com |
8/24/2026 11:18:59 AM | |
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PCD Project Manager
8/24/2026 2:03:11 PM |
1 |
Plat checklist https://planningdevelopment.elpasoco.com/applications-and-checklists/ Fire Protection Report checklist https://planningdevelopment.elpasoco.com/#1747935923000-7c355148-4705 |
8/24/2026 2:03:11 PM | |
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Colorado Geological Survey
8/20/2026 1:21:39 PM |
1 |
Colorado Geological Survey (CGS) Review Comments Project: Timbers of Black Forest Subdivision No. 1 - Final Plat SF2616; CGS Project EP-27-0010 As requested in El Paso County email dated August 3, 2026, CGS reviewed the Timbers of Black Forest Subdivision No. 1 preliminary final plat submittal, including the March 5, 2026, Entech Engineering, Inc. Soils and Geology Study (Job No. 251875), Letter of Intent, and preliminary final plat. CGS understands that the proposed development consists of 21 single-family residential lots, private roads, individual wells, and onsite wastewater treatment systems. The site includes the Sand Creek drainage corridor and adjacent slopes. The controlling geologic question is whether the final plat preserves Entech's recommended avoidance measures for the mapped drainage, shallow-groundwater, and potentially unstable-slope areas. CGS generally agrees with the geologic interpretation, identification of geologic hazards, and mitigation approach presented in Entech's study. Entech recommends avoiding buildings within potentially unstable-slope areas, avoiding OWTS placement where shallow groundwater may be present, and avoiding obstruction of drainage areas. The Letter of Intent states that potentially hazardous areas will be depicted as no-build areas on the plat. The preliminary final plat identifies drainage easements but does not delineate the potentially hazardous areas described in the Letter of Intent as no-build areas or otherwise show how Entech's avoidance recommendations will be enforced for future development. Plat Note 9 refers to Figure 6 of the Entech study and requires lot-specific evaluation, but it does not establish those avoidance measures. Because the study's land-use conclusion relies in part on avoidance of these areas, an enforceable implementation measure is needed to demonstrate compatibility of the proposed subdivision with the identified conditions. CGS recommends that any approval require the final plat, or another recorded instrument referenced on the plat, to preserve Entech's avoidance recommendations. The final recorded documents should prohibit building within potentially unstable-slope areas, prohibit OWTS placement where shallow groundwater may be present, and prevent obstruction of drainage areas. The applicant should also correct the study narrative's references to 20 lots so that the project record is consistent with the proposed 21-lot subdivision. CGS has no objection to conditional approval of SF2616, provided the above measures are incorporated into the final recorded documents. Submitted August 20, 2026, by Jonathan R. Lovekin, Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu |
8/20/2026 1:21:39 PM | |
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PCD Project Manager
8/20/2026 12:19:00 PM |
1 | Please submit the SIA as noted in the LOI. Cisterns are required to be collateralized. | 8/20/2026 12:19:00 PM | |
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FAWWA (Falcon Area Water Wastewater Authority)
8/20/2026 11:02:11 AM |
1 | No comment- outside of our service area | 8/20/2026 11:02:11 AM | |
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EPC DPW Stormwater
8/19/2026 5:04:33 PM |
1 |
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded document(s): - Drainage Report - FAE - Final Plat - PCM Applicability Form Please provide the following document(s) upon resubmittal (the planner will need to send an upload request): - ESQCP - GEC Checklist - PCM Maintenance Agreement - PCM - MHFD Detention Calcs or SDI Form - PCM O&M Manual - PCM - Notice of Intent to Construct a Non-Jurisdictional Water Impoundment Structure (proof of submittal) - SWMP - SWMP Checklist These comments are preliminary in nature and EPC DPW Stormwater reserves the right to make additional comments. Additional detailed comments will be provided upon receipt of complete information/plans and resolution of the major issues. Reviewed by: Zachary Jannusch Associate Engineer - Stormwater 719.500.3170 ZacharyJannusch@elpasoco.com |
8/19/2026 5:04:33 PM | |
| View |
EPC Parks Department
8/18/2026 3:36:58 PM |
1 |
El Paso County Parks staff has attached our review. This will go before the Parks Advisory Board on September 2, 2026. Thank you! Ashlyn Mathy Parks Planner Park Planning Division El Paso County Parks Department Office 719.520.6978 |
8/18/2026 3:36:58 PM |
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Pikes Peak Regional Building Department
8/18/2026 2:38:30 PM |
1 |
1. The assessors lists two homes 9220 and 9210 Arroya Ln, and multiple buildings on this parcel. Will the existing structures be demolished? They are not shown on the final plat as existing structures. If they will be removed, wrecking permits for all structures will be required. 2. Once the street name for “Road A” has been approved and reserved by Emergency Services 9-11, please send us an email with the approved street name. 3. The addressing for the subdivision is as follows: Lot 1 10504, Lot 2 10528, Lot 3 10552, Lot 4 10576, Lot 5 10600, Lot 6 10624, Lot 7 10648, Lot 8 10672, Lot 9 10720, Lot 10 10696, Lot 11 10768, Lot 12 10744, Lot 13 10792, Lot 14 10793, Lot 15 10769, Lot 16 10745, Lot 17 10721, Lot 18 10649, Lot 19 10577, Lot 20 10553, & Lot 21 10505. 4. Please add the addresses as close to the named street as possible. 5. General Plat comments apply - plat fee ($210.00), in-person mylar review, etc. Thank you, Becky Allen Enumerations Plans Examiner Pikes Peak Regional Building Department O: 719-799-2707 W: pprbd.org E: beckya@pprbd.org |
8/18/2026 2:38:30 PM | |
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Black Forest Land Use Committee
8/16/2026 2:37:21 PM |
1 |
The Black Forest Land Use Committee has reviewed this project and gives reluctant approval. We still wish that lots this close to the forest could be 5-acre lots but acknowledge that the county master plan permits 2.5-acre lots in this area. |
8/16/2026 2:37:21 PM | |
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County Attorney - Water
8/14/2026 1:42:11 PM |
1 |
-Please complete section 10 of the Water Supply Information Summary to state which water supply source is to be used. -The Water Resource Report states “The provided Water Supply Information Summary provided with this application provides estimates of 3.99 annual acre-feet for a total of 1.62 acres of irrigation, and 0.462 annual acre feet for up to 42 head of large animals for stock watering” which is not reflected on the Water Supply Information Summary that is uploaded. Currently there are no uses for irrigation or stock watering listed. If no demand for these uses is proposed on the WSIS, those uses of water will be prohibited. -The Applicant Timbers of Black Forest Subdivision 2025 LLC is not listed as the Applicant in 17CW3031. Please provide deeds or other evidence that the water rights decreed in the name Michael Turner belong to Timbers of Black Forest Subdivision 2025 LLC. -Finally, once a letter from the Division of Water Resources has been received finding adequate supply, the County Attorney's Office will begin review. Thanks. |
8/14/2026 1:42:11 PM | |
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County Attorney - Development Review
8/7/2026 1:41:35 PM |
1 |
No comments from County Attorney - Development Review at this time. Will review HOA documents when submitted at a future date. Reviewed by: Erika Keech, Sr. County Attorney, erikakeech2@elpasoco.com. |
8/7/2026 1:41:35 PM | |
| View |
EPC Environmental Services
8/5/2026 1:20:59 PM |
1 | 8/5/2026 1:20:59 PM | |
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911 Authority - El Paso/Teller County
8/5/2026 7:14:17 AM |
1 |
Comments for E911 as follows: Private row labeled as “Road A” will need a streetname. Streetnaming information (criteria, existing/reserved names) can be found on our website at: https://www.elpasoteller911.org/street-emergency-number-databases As a private road, please use one of the following suffixes: Grove, Heights, Point, or View. Thank you Justin |
8/5/2026 7:14:17 AM | |
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US Army Corps of Engineers
8/3/2026 2:22:01 PM |
1 | If the applicant has determined the activity would involve the discharge of dredged or fill material into an aquatic resource (e.g. stream, creek, wetland, pond, etc.), please have them contact our office at SPA-RD-CO@usace.army.mil for a determination of permitting requirements. | 8/3/2026 2:22:01 PM | |
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PCD Project Manager
8/24/2026 7:30:56 AM |
1 | There appears to be a fire hydrant at the end of the driveway, which is to be converted to a roadway for the development and adjacent 3 parcel development (outside of subdivision). This roadway appears to be the access point for all parcels. Please work with the district to relocate the hydrant so access can be constructed. The bridge on Arroya may limit the ability to design access to the southwest. | 8/24/2026 7:30:56 AM | |
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RBD Floodplain
8/3/2026 11:16:50 AM |
1 | property not in the floodplain, no further comment | 8/3/2026 11:16:50 AM | |
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Colorado Department of Transportation - Pueblo Office
8/3/2026 9:37:39 AM |
1 | CDOT has no comments regarding this development. | 8/3/2026 9:37:39 AM |