EDARP
Project Review Comments
- File Number
- CP261
- Project Name
- Crystal Park Site S-160 - Site Plan
- Description
- Addition of detached garage to existing house
- Parcels
- 7418000113 7418000113
- Applicant
-
LGA Studios
Larry Gilland ( larry@lgastudios.com )
(719) 635-0880 Larry Gilland ( larry@lgastudios.com )
(719) 635-0880 - File Number
- CP261
- Project Manager
- Lisa Elgin
- Status
- Active
- Created
- 6/10/2025 3:39:44 PM
View: Project Documents
| Agency | Review # | Comment | ||
|---|---|---|---|---|
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Colorado Geological Survey
1/27/2026 4:11:47 PM |
1 |
EP-26-0064 Crystal Park Site S-160 – Garage NW¼ NE¼ SW¼ Section 18, T14S, R67W, 6th Meridian El Paso County, Colorado 38.8307, -104.9362 The applicant proposes a detached garage at the existing single-family residence at 6065 Waterfall Loop in the Crystal Park development. With this referral, CGS received a Geologic Hazard Study prepared by RMG Engineers (Job No. 199671, dated October 14, 2025). The report includes a concept figure showing the approximate location of the detached garage relative to the existing residence. The site does not contain steep slopes, mapped landslides, or rockfall hazards, nor is it exposed to geologic conditions that preclude the proposed detached garage addition. CGS generally agrees with RMG’s characterization of the subsurface conditions and finds the geotechnical recommendations provided for those conditions appropriate for the proposed garage. Provided RMG’s recommendations are strictly adhered to, CGS has no objection to the garage addition. Site Geology. The site is underlain at variable depths by decomposed granite (“grus”) and colluvium weathered from the underlying Pikes Peak Granite. These materials are generally suitable for development but can be highly variable in depth and susceptible to erosion when disturbed. RMG describes the site as a ridge-top setting, with existing slopes descending generally toward the south and west at approximately 25 to 30 percent. Subsurface exploration encountered decomposed granite extending to approximately 6 feet, underlain by very hard granite bedrock. No groundwater was encountered at the time of exploration. Surface Drainage and Erosion. The onsite grus and colluvium are highly susceptible to erosion. Concentrated surface flows can rapidly erode these soils down to bedrock and adversely impact slope stability and structural integrity. Site drainage must be designed and constructed to prevent concentrated flows within or near developed areas. It is essential that surface runoff drains quickly and does not pond near structures. Prompt revegetation and erosion protection of disturbed slopes are critical to long-term slope stability. A detailed lot-specific grading and drainage plan was not provided with this referral. For small accessory structures in Crystal Park, such plans are typically refined during later phases of permitting and construction. Final grading and drainage should remain consistent with the assumptions of the geologic hazard study. If grading or drainage patterns are significantly modified, additional confirmation of geologic recommendations may be warranted. Geotechnical Considerations. CGS concurs with RMG's recommendation that an open excavation observation should be performed prior to concrete placement to verify subsurface conditions and foundation bearing materials. Structural fill, if used, should be placed and compacted in accordance with the geotechnical recommendations provided. Retaining walls, if necessary, should be designed by a qualified engineer and include appropriate drainage. Additional Considerations. While El Paso County does not universally require a formal geologic hazard disclosure statement, CGS recommends disclosure of known or potential geologic hazards on the site plan as best practice in mountainous terrain such as Crystal Park. CGS Conclusions. CGS finds that the submitted geologic hazard study adequately characterizes site conditions. The identified hazards and constraints are typical of Crystal Park and appear manageable for the scope of the proposed development, provided RMG’s recommendations are implemented and final grading and drainage remain consistent with the evaluated assumptions. Submitted January 27, 2026 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey (jlovekin@mines.edu) |
1/27/2026 4:11:47 PM | |
| View |
EPC Health Department
1/27/2026 11:23:16 AM |
1 | 1/27/2026 11:23:16 AM | |
|
Town of Manitou Springs
1/22/2026 2:46:44 PM |
1 | no comments | 1/22/2026 2:46:44 PM | |
| View |
PCD Site Plans
1/22/2026 10:20:00 AM |
1 | The approved BESQCP application is attached. The file number is ESR2644. | 1/22/2026 10:20:00 AM |