Project Review Comments

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File Number
CP262
Project Name
Crystal Park Site S-89 R Site Plan
Description
Final Plat: CP114. Address: 6910 Eagle Mountain Road. Access Permit: AP26151. Septic: pending. BESQCP: ESR26137.
Parcels
7418000168 7418000168
Applicant
Palace Homes Inc
Gordon Stegner ( Gordon@palacehomesinc.com )
(719) 491-9635 Gordon Stegner ( Gordon@palacehomesinc.com )
(719) 491-9635
File Number
CP262
Project Manager
Miranda Benson
Status
Active
Created
2/12/2026 11:17:37 AM

View: Project Documents


Review Comments (5)
Link Agency Review # Comment
View PCD Project Manager
4/24/2026 1:30:19 PM 		1 V1_Site Plan Drawing_COMMENTS 4/24/2026 1:30:19 PM
PCD Project Manager
4/24/2026 1:29:54 PM 		1 V1_Planning review is complete. Comments were added to the following document:

- Site Plan Drawing

Please note that El Paso County Public Health comments have not been uploaded as of 4/24/2026. Late comments made be returned in EDARP. You are also welcome to reach out to their department directly regarding any questions or concerns.

Thank you,
Miranda Benson
MirandaBenson2@elpasoco.com 		4/24/2026 1:29:54 PM
Colorado Geological Survey
4/24/2026 10:08:30 AM 		1 EP-26-0072
Crystal Park Site S-89 – R Site Plan
County File #: CP262
Approximately within Section 7, T14S, R67W, 6th Meridian
El Paso County, Colorado
38.8391, -104.9314

As requested (County email, April 9, 2024), the Colorado Geological Survey (CGS) has reviewed the submittal for Crystal Park Site S-89R (EP-26-0072). Documents reviewed include the Geologic Hazard Study (RMG Engineers, Job No. 201443, March 11, 2026), the Site Plan (LGA Studios, Project # 25252, February 10, 2026), and the Builder’s Erosion and Stormwater Quality Control Permit (El Paso County, ESR26137, approved February 25, 2026).
CGS generally agrees with RMG’s characterization of site geology and geologic hazards. The site is underlain by colluvial and decomposed granitic materials derived from Pikes Peak Granite. These materials are variable and sensitive to disturbance, and their performance is primarily controlled by grading and drainage.

Project Understanding and Scope
The applicant proposes construction of a new single-family residence with associated improvements on an existing residential lot within Crystal Park Subdivision No. 2. The submitted materials indicate that the site does not exhibit geologic conditions that preclude development.
Rockfall is not considered a significant geologic hazard at the site based on the absence of a defined upslope source area and the embedded nature of boulders located downslope of the proposed building area. While rockfall is recognized in portions of Crystal Park, the surrounding terrain at this site does not present an active rockfall system.

Site Conditions and Geologic Considerations
The site is underlain by decomposed granite (grus) and colluvium overlying Pikes Peak Granite. These materials are susceptible to erosion when disturbed and require appropriate grading and drainage to maintain stability.
Surface drainage is expected to occur as sheet flow directed downslope. The concentration of runoff can erode surficial materials and should be avoided. Final grading and drainage should be designed and constructed to maintain positive drainage away from the structure and prevent localized concentration of flow.
Boulders identified on the site are located downslope of the proposed building area and are described as embedded under existing conditions. The stability of individual boulders has not been verified under construction conditions, and disturbance may alter their behavior. This represents a localized condition associated with construction rather than a site-scale hazard.
CGS recommends that boulder stability within and immediately downslope of the building area be evaluated during construction and addressed as necessary by the Geotechnical Engineer of Record. CGS also concurs with the need for construction-phase observation to verify subsurface conditions and material behavior.

Additional Considerations
Disturbed areas should be stabilized and revegetated to reduce erosion potential. Surface drainage should remain consistent with the geologic hazard study's assumptions and not be modified in a way that could adversely affect slope stability or adjacent properties.

CGS Conclusions
CGS finds that the submitted geologic hazard study adequately characterizes site conditions. The identified hazards are typical of the Crystal Park area and appear manageable for the proposed development, provided that the geotechnical recommendations are implemented.
The remaining uncertainty is limited to localized material behavior during excavation. This condition is appropriately addressed through construction-phase observation and targeted evaluation of boulder stability and does not warrant additional analysis or mitigation design.
Based on the information provided, CGS has no objection to the proposed development, provided that the geotechnical recommendations are implemented and final grading and drainage remain consistent with the assumptions of the geologic hazard study.

Submitted April 24, 2026 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey (jlovekin@mines.edu)
… 		4/24/2026 10:08:30 AM
Pikes Peak Regional Building Department
4/20/2026 10:13:42 AM 		1 The address shown on this plan is correct and should be used when submitting plans for permit. The site plan shows a driveway, but does not show the street name. Add the street name to the site plan in the appropriate location.

Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2888 E: brent@pprbd.org W: pprbd.org 		4/20/2026 10:13:42 AM
El Paso County Conservation Dist
4/13/2026 9:48:46 PM 		1 The El Paso County Conservation District has reviewed this and we have the following comments:

1) Erosion controls

After reviewing the application, we did not see any plans on how to prevent erosion on the site post leveling and building. Given the steep terrain of this area and that this is a site where run off feeds into areas of the watershed that are very prone to erosion and flooding, we feel it's important that the applicant takes steps to prevent any possible erosion from the construction process. As such, EPCCD would like to see a plan for the following:

A) Disturbed areas not being built on should be mulched and revegetated within 45 days of disturbance using plant/grass species native and/or naturalized to El Paso County.

B) Topsoil of disturbed soils stripped to a depth of approximately 6 inches and stockpiled separately, with stockpile side slopes no steeper than 3:1 to prevent erosion issues during construction. This topsoil should then be redistributed evenly on graded areas around the constructed building and prior to seeding to ensure the best chance for germination success.

C) Disturbed areas be either: mulched after seeding with weed-free hay or straw mulch at approximately 5,000 lbs per acre; Or mulched with a 1-2" thick application of wood mulch sourced from onsite fire mitigation and tree clearing from the construction; Or areas that are not suitable for revegetation such as driveways and parking areas (if not going to be paved) should have a 1-2" thick layer of crushed rock, road base, or gravel to assist in preventing having exposed soil that would be prone to wind/runoff erosion concerns.

D) Disturbed areas that are to be landscaped should be done within 45 days of construction being finished. For lawn areas, it is highly encouraged to ass a 1/2" or more layer of compost before seeding or sod installation in order to help with water retention so it is more water wise. For other landscaping, we encourage native, drought tolerant trees and shrubs, drought tolerant ornamentals that do not need as much watering, and use of drip irrigation for the most water wise practices. All beds and areas around trees/shrubs should be mulched 2" deep with a woody mulch to prevent bare ground, which helps with water retention and plant success.

E) For areas being replanted with natural grass, consider using the El Paso County Conservation District’s Native Shotgun Mix (available at EPCCD.org) for reseeding, which is well suited to soils present on this site and is comprised of 100% native and naturalized grass species.


If these measures are added to the project's plan, then the El Paso County Conservation District will be content with the applicant's commitment to soil conservation, watershed protection, and protection of the surrounding community.

For any questions, please feel free to contact the EPCCD at 719-600-4706 or Will Vogl - Board VP at Will@EPCCD.org 		4/13/2026 9:48:46 PM