Project Review Comments

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File Number
SF2625
Project Name
Flying Horse North Filing No. 9
Description
11 lots in Flying Horse North - subject to PUDSP amendment
Parcels
6136000008 6136000008 6136000009 6136000009
Applicant
HR Green Inc.
Blaine Perkins ( blaine.perkins@hrgreen.com )
(719) 394-2430 Blaine Perkins ( blaine.perkins@hrgreen.com )
(719) 394-2430
File Number
SF2625
Project Manager
Ryan Howser
Status
Active
Created
4/15/2026 4:51:02 PM

View: Project Documents | Submit/View Public Comment


Review Comments (37)
Link Agency Review # Comment
Black Forest Fire Protection District
10/20/2026 4:22:43 PM 		1 Black Forest Fire Rescue
Flying Horse North Filing No. 9 — SF2625

BFFR reviewed the April 15, 2026, Fire Protection Report prepared by Peregrine Fire and the attached site plan. The report proposes using the existing clubhouse hydrant to fill water tenders and references previous discussions with BFFR chiefs. Please address the following:

1. Confirm the previous water supply approval.
Provide any written BFFR approval allowing Filing 9 to use the clubhouse hydrant, including any conditions of approval. Section of BFFR’s Enhanced Rural Fire Water Regulations, 2026 Revision 4, allows previously approved water arrangements to remain. Any alternative arrangement must be documented under

2. Verify the available water supply.
Provide a flow test acceptable to BFFR confirming the report’s stated capacity of 500 gpm at 20 psi at the hydrant. Document how much water is available, how long the required flow can be maintained, and how the system will remain available during winter, low reservoir levels, irrigation use, and power outages. Pump ratings alone do not confirm hydrant performance.

The required water calculations a 100,000-gallon minimum for subdivisions with 11–20 lots, subject to applicable credits and any documented BFFR-approved alternative. Address additional wildfire water requirements under where applicable.


3. Show the water tender travel route.
Show the actual driving distance from the hydrant to the apparatus location serving the farthest lots, including driveway travel. Identify where tenders will fill, turn around, and unload without blocking emergency access.

BFFR generally limits this distance to one- mile unless BFFR accepts another arrangement.

4. Provide a water-use and maintenance agreement.
Provide a written agreement identifying the properties served, the water source owner, and access rights for BFFR and mutual-aid departments. Assign responsibility for maintenance, inspections, testing, snow removal, and notifying BFFR when the system is unavailable. Address any recording requirements and increased inspection or testing frequency that apply.



5. Show the required access improvements.
Add the report’s proposed Knox access at the clubhouse and pump-house gates and the hydrant fire-lane markings to the plans. Identify who will complete these improvements and when.

Provide roadway and cul-de-sac dimensions confirming that responding apparatus can safely enter, turn around, and leave. The plan shows a 55-foot right-of-way radius, but the usable turnaround dimensions still need to be identified. Include road grades, load capacity, and temporary access during construction.


6. Address wildfire construction and mitigation requirements.
Identify the applicable wildfire classification under CWRC 303 and any approved ground-truthing review under 304. Where Moderate or High classifications apply, show compliance with Class 2 construction requirements under 404,
Coordinate the forestry and landscape plans with the defensible-space requirements in 502–503. Identify who will maintain these areas and provide address markers as required. 		10/20/2026 4:22:43 PM
View PCD Project Manager
10/15/2026 4:38:43 PM 		1 V1: TIS (Engineering comments) 10/15/2026 4:38:43 PM
View PCD Project Manager
10/15/2026 4:38:20 PM 		1 V1: SWMP (Stormwater comments) 10/15/2026 4:38:20 PM
View PCD Project Manager
10/15/2026 4:37:49 PM 		1 V1: SWMP Checklist (Stormwater comments) 10/15/2026 4:37:49 PM
View PCD Project Manager
10/15/2026 4:37:21 PM 		1 V1: State Water Finding 10/15/2026 4:37:21 PM
View PCD Project Manager
10/15/2026 4:36:49 PM 		1 V1: PCM Applicability Form (Stormwater comments) 10/15/2026 4:36:49 PM
View PCD Project Manager
10/15/2026 4:36:30 PM 		1 V1: LOI (Planning and Engineering comments) 10/15/2026 4:36:30 PM
View PCD Project Manager
10/15/2026 4:36:05 PM 		1 V1: GEC Plan (Stormwater comments) 10/15/2026 4:36:05 PM
View PCD Project Manager
10/15/2026 4:35:35 PM 		1 V1: GEC Checklist (Stormwater comments) 10/15/2026 4:35:35 PM
View PCD Project Manager
10/15/2026 4:35:18 PM 		1 V1: FAE (Engineering comments) 10/15/2026 4:35:18 PM
View PCD Project Manager
10/15/2026 4:34:51 PM 		1 V1: Final Plat (Planning and Engineering comments) 10/15/2026 4:34:51 PM
View PCD Project Manager
10/15/2026 4:34:16 PM 		1 V1: ESQCP (Stormwater comments) 10/15/2026 4:34:16 PM
View PCD Project Manager
10/15/2026 4:33:50 PM 		1 V1: Drainage Report (Engineering and Stormwater comments) 10/15/2026 4:33:50 PM
View PCD Project Manager
10/15/2026 4:33:20 PM 		1 V1: Deviation Request (Engineering comments) 10/15/2026 4:33:20 PM
View PCD Project Manager
10/15/2026 4:33:00 PM 		1 V1: CAO Water Finding 10/15/2026 4:33:00 PM
View PCD Project Manager
10/15/2026 4:32:46 PM 		1 V1: CDs (Engineering comments) 10/15/2026 4:32:46 PM
PCD Project Manager
10/15/2026 4:32:04 PM 		1 Review 1: PCD Planning Division comments have been provided (in green) on the following uploaded documents:
- Letter of Intent (includes Engineering comments)
- Final Plat (includes Engineering comments)
- County Attorney Water Finding
- State Engineer Water Finding

PCD Project Manager has also uploaded the following documents with Engineering and Stormwater comments:
- CDs
- Drainage Report
- ESQCP
- FAE
- GEC Plan
- GEC Checklist
- SWMP
- SWMP Checklist
- PCM Applicability Form
- Deviation Request
- Traffic Impact Study 		10/15/2026 4:32:04 PM
EPC DPW Development Services - Engineering
10/15/2026 4:12:59 PM 		1 DPW Engineering review 1 has comments on the following documents

- Drainage Report
- Construction Drawings
- FAE
- Traffic Impact Study
- Letter of Intent
- Final Plat Drawings
- Deviation Request

Review by
Bret Dilts, PE
bretdilts@elpasoco.com
719-520-6864

Laura Besler, PE
laurabesler@elpasoco.com 		10/15/2026 4:12:59 PM
Colorado Geological Survey
10/15/2026 9:46:48 AM 		1 The available referral documents include the Final Plat (Edward James Surveying, Inc., date created April 12, 2024), Letter of Intent (HR Green Development, LLC, June 12, 2026), and other relevant documents. The Soils and Geology Study (Entech Engineering, Inc., April 15, 2026) was provided and reviewed during the previous submittals for the PUD & Preliminary Plan Major Amendment.

Note 27 of the final plat states: “The following geologic hazards are listed and mapped in the report and are shown on the final plat.” However, the hazards are not listed. This statement should be updated to include the geologic hazards associated with the site. The mitigation measures are correctly included in the second paragraph of Note 27.

Note 28 of the final plat states, “Groundwater monitoring is to be conducted for one year for lots within shallow groundwater areas which are in areas in which proposed floor levels are at least three feet above maximum anticipated groundwater levels.” As noted in previous reviews for Flying Horse North, CGS continues to recommend that the county require groundwater monitoring/observation holes at Flying Horse North to be checked seasonally.

Submitted 10/15/2026 by Amy Crandall, Engineering Geologist, Colorado Geological Survey (303-384-2632 or acrandall@mines.edu) 		10/15/2026 9:46:48 AM
View Colorado Parks and Wildlife
10/15/2026 8:54:30 AM 		1 Please see the attached letter with comments 10/15/2026 8:54:30 AM
Colorado Springs Public Works
10/14/2026 2:17:16 PM 		1 EDRD has no comments on this item.

Reviewed by Hao Vo, P.E.
hao.vo@coloradosprings.gov 		10/14/2026 2:17:16 PM
View Cherokee Metro Dist
10/14/2026 12:26:18 PM 		1 Cherokee Metropolitan District is not the water service provider for this development.

I attached a GIS screenshot of Cherokee Metro water infrastructure in the area of this development for your reference. 		10/14/2026 12:26:18 PM
View County Attorney - Development Review
10/14/2026 10:19:41 AM 		1 See attached edits to SIA. Please accept track changes, insert requested info (name and title of Subdivider signatory), and resubmit finalized notarized PDF version for signature.

DMA and License Agreement not applicable.

Reviewed by: Erika Keech, Sr. County Attorney, erikakeech2@elpasoco.com. 		10/14/2026 10:19:41 AM
EPC DPW Stormwater
10/13/2026 9:57:31 AM 		1 Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded document(s):
- Drainage Report
- ESQCP
- GEC Plan
- GEC Checklist
- PCM Applicability Form
- SWMP
- SWMP Checklist

Reviewed by:
Glenn Reese, P.E.
Principal Engineer - Stormwater
719.675.2654
GlennReese@elpasoco.com 		10/13/2026 9:57:31 AM
View Colorado Department of Transportation - Pueblo Office
10/12/2026 8:23:08 AM 		1 All required improvements at Stagecoach Road and State Highway 83 have been constructed with the first phase of Flying Horse North. There is a current CDOT Access Permit (#218037) for Stagecoach Road and State Highway 83. No further action is required.

Please refer to the attached letter. 		10/12/2026 8:23:08 AM
PCD Administrative Notice
10/9/2026 1:14:47 PM 		1 On 10/09/2026, PCD mailed "Notice of Administrative Determination" letters for SF2625 to surrounding property owners within a 500-foot range (11 addresses). The potential date an administrative decision can be made is 10/23/2026. Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage = $8.58. JM 10/9/2026 1:14:47 PM
View Parks Advisory Board
10/2/2026 11:20:59 AM 		1 El Paso County Parks Department, Final Comments - Please See Attached Documentation. Comments and recommendations are being provided administratively and do not require endorsement by the El Paso County Park Advisory Board. Thank you! 10/2/2026 11:20:59 AM
View EPC Parks Department
10/2/2026 11:19:28 AM 		1 El Paso County Parks Department, Final Comments - Please See Attached Documentation. Comments and recommendations are being provided administratively and do not require endorsement by the El Paso County Park Advisory Board. Thank you! 10/2/2026 11:19:28 AM
Black Forest Land Use Committee
10/1/2026 8:41:32 AM 		1 The Black Forest Land Use Committee has no objections to this filing. 10/1/2026 8:41:32 AM
Pikes Peak Regional Building Department
9/30/2026 8:11:46 AM 		1 1. Addressing has been received and should be added to the plat. Add the addressing to the plat. 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.
2. A readdressing fee of $50.00 will be added to the plat fee when Enumerations reviews the mylar prior to plat.
3. Final 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 		9/30/2026 8:11:46 AM
View EPC Environmental Services
9/29/2026 11:24:03 AM 		1 9/29/2026 11:24:03 AM
E911 Authority - El Paso/Teller County
9/28/2026 9:18:05 AM 		1 No action for E911 on this submittal.
Thank you.
Justin 		9/28/2026 9:18:05 AM
US Army Corps of Engineers
9/28/2026 9:17:12 AM 		1 USACE has no comments. 9/28/2026 9:17:12 AM
El Paso County Conservation Dist
9/26/2026 11:17:25 PM 		1 The El Paso County Conservation District has reviewed this and we have the following comments:

1) Erosion controls/Revegetation plans/Watershed protections

We did see there is now an erosion control plan during and post construction of the proposed roads and development phase, but noted it is also inadequate in some ways. We feel that these comments are particularly important for both the road and house construction phases because this sits in a drainage of E Cherry Creek that not only drains into the local golf course ponds, but also further down within about a mile is also the Franktown Parker FPE - 2 Reservoir. This is a stormwater control dam that El Paso County maintains and EPPC shares an easement on, as well is part of regular inspections of through our MOU with El Paso County. As such, EPCCD would like to see the following recommendations followed during and after construction:

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, weather depending.

B) In the GEC plan, they describe mulching as a practice without a rate. So we would like to see the following added: Disturbed areas be either: mulched after seeding with either weed-free hay or straw mulch at approximately 5,000 lbs per acre; Or approx. 1-2" of wood mulch coverage of these disturbed areas made from forest mitigation work and tree clearing on site; Or areas that are not suitable for revegetation such as driveways, parking areas (if not going to be paved), or safety areas around buildings 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. These will also be needed for the home building phase.

C) The current GEC has silt fencing. But we would like to share that prior to any soil work even for houses, silt fences need to be installed around all work areas to ensure loose soil does not become an erosion issue for the drainage in the event of heavy rainfall events. This helps protect the upstream portions of the drainage leading to the FPE-2 dam.

D) 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.


2) Firewise, Fire Risk, and Forest Health

EPCCD has a strong commitment to forest health and fire safety within the areas we serve, particularly within Black Forest. The project site is located in a lightly forested transition area of Black Forest that carries an elevated wildfire risk, particularly due to its close proximity to the Hwy 83 Corridor, which is very heavily overgrown. The applicant had a fantastic Forest Management plan is obviously working with a forestry expert already to manage forest health, so we have no comments to add on that topic. We did not see an Firewise plans for when house construction begins, so we would like to see the following implemented to assist with these issues:

A) Vegetation management consistent with Firewise principles, including clearing trees and brush within approximately 35 feet of the proposed building. Trees should also be cleared to approximately 15 feet from the centerline on each side of all driveways, which is critical for safe emergency vehicle access and for faster emergency egress of residence in the event of a wildfire.

B) Thinning forested areas within 35–100 feet beyond the proposed houses (as recommended by Firewise practices) to approximately 40–60 trees per acre, reflecting a healthy Ponderosa pine and Douglas fir forest density based on U.S. Forest Service and Colorado State Forest Service guidance. This also supports improved fire resilience, wildlife habitat, and visual quality consistent with the El Paso County Master Plan for this area.

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 		9/26/2026 11:17:25 PM
Colorado Springs Public Works
9/25/2026 10:27:25 AM 		1 Traffic Engineering has no comments on this item.

Zaker Alazzeh, P.E.
Traffic Engineering Manager/Deputy City Traffic Engineer
City of Colorado Springs
(719) 385-5468 		9/25/2026 10:27:25 AM
View Mountain View Electric Association, Inc.
9/24/2026 11:20:48 AM 		1 See attached comment letter 9/24/2026 11:20:48 AM
Academy SD 20 Building Fund
9/24/2026 9:49:00 AM 		1 Academy District 20 is in receipt of File #SF2625 for approval of the Flying Horse North Filing No. 9. 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 		9/24/2026 9:49:00 AM