Hammers Construction

2/21/18

Hammers Construction

Lisa Peterson

Dear Applicant and/or Consultant:

Subject: Largent Subdivision (SF183) Review 1

The purpose of this letter is to provide you with thereview agency responses to the above named development application that have been receivedto-date by Planning and Community Development.

You are encouraged to directly contactthose agenciesthat did provide review comments if the comments requireadditional action by the applicant/applicant’s representative. You are also encouraged to directly contact those agencies that did not provide review comments if such response is required by state statutes and the El Paso County Land Development Code.

EL PASO COUNTY PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT

Planning

This subdivision is being reviewed under the approval criteria identified in the El Paso County Land Development Code (2018) Sections 7.2.3.B. 2 and 7.2.1.D., and in the subdivision design standards of Chapter 8.

1. Please see red lines for the review comments. The red line documents have been uploaded into EDARP. Planning comments are in green, and engineering comments are in blue.

Engineering Department

See red lines

ELPASO COUNTY ENVIRONMENTAL SERVICES

The El Paso County Environmental Division has completed its review of the above noted submittal. Our review consisted of the following items: wetlands, federal and state listed threatened or endangered species, general wildlife resources and noxious weeds.

We have reviewed the submittal and have no comments at this time.

The applicant is hereby on notice that the U.S. Army Corps of Engineers and the U.S. Fish and Wildlife Service have regulatory jurisdiction over wetland and threatened and endangered species issues, respectively. It is the applicant’s responsibility, and not El Paso County’s, to ensure compliance with all applicable county, state, and federal laws and regulations, including, but not limited to, the Clean Water Act, Endangered Species Act, Migratory Bird Treaty Act, Colorado Noxious Weed Act and El Paso County Weed Management Plan.

We appreciate the opportunity to comment on this project. If you have any questions or concerns, please contact me at (719) 520-7879.

ELPASO COUNTY PARKS DEPARTMENT

The Planning Division of the Community Services Department has reviewed the Largent Subdivision Final Plat commercial development application and has the following comments of behalf of El Paso County Parks.

The El Paso County Parks Master Plan (2013) shows no parks, trails, or open space impacted by this project. The project site is located on the southeast corner of the intersection of East Highway 24 and Meridian Road, in the unincorporated town of Falcon. The existing Rock Island Regional Trail is located approximately 0.02 mile north of the property, on the northern side of East Highway 24. Furthermore, the proposed Meridian Road Bicycle Route is located immediately adjacent and west of the property. A dedicated public right-of-way already exists along the aforementioned bicycle route, so no easement requests are necessary at this location; however, the applicant is advised that multi-model transportation options may be developed within the right-of-way in the future.

The Board of County Commissioners has not elected to require park fees for commercial subdivisions, so none are recommended at this time.

These comments are being provided administratively, as this application does not require Park Advisory Board consideration.

Sincerely,

Ross A. Williams

Park Planner

Planning Division

Community Services Department

FALCON FIRE PROTECTION DISTRICT

Falcon Fire has no objections to this final plat request. Final Development plan and final water plans will be reviewed by Falcon Fire prior to construction.

MOUNTAIN VIEW ELECTRIC ASSOCIATION INC

This area is within MVEA certificated service area. MVEA will continue to serve this area according to our extension policy. Information concerning connection requirements, fees and upgrades under MVEA line extension policy can be obtained by contacting the Engineering Department of MVEA.

MVEA requests a twenty (20) foot utility easement along Highway 24 and North Meridian Road and a ten {10) foot side and rear lot line utility easement on the plat. MVEA also requests platting of existing MVEA facilities with easement on the plat. Additional easements may be required once a review of civil drawings with grading and erosion plan is provided to MVEA.

MVEA has existing facilities within this parcel of land. If there is any removal or relocation of facilities it will be at the expense of the applicant.

If additional information is required, please contact our office at {719) 495-2283.

Sincerely,

Cathy Hansen-Lee

Engineering Administrative Assistant

911 AUTHORITY –EL PASO/TELLER COUNTY

No new street names requested. No comment for 911 at this time. Thank you Justin

COLORADO GEOLOGICAL SURVEY

Colorado Geological Survey has reviewed the subject referral. For this review we received: Application (1.23.18), Letter of Intent (Hammers Construction, Undated), Plat (Ridgeline Land Surveying, 10.25.17), Final Drainage Report (JPS Engineering, 1.18.18), Erosion Control Plan and Map (JPS Engineering, 1.18.18), Subsurface Soil Investigation (Entech, 10.20.17), and various other documents.

Geologic Hazards: The subsurface soils investigation submitted, while providing useful information for the project, is not a geology hazard report. There are several geologic hazards that CGS identifies within this site. However, our review is not a substitute for a lot-specific geologic hazard report with mapping of site geology and areas of identified geologic hazards. The hazards identified by CGS review include collapsible and/or loose soils, erosion, undocumented fill, and the potential for shallow groundwater and expansive clays. All of these identified geologic hazards can be mitigated with specific engineering as outlined in the soils and erosion reports.

Per El Paso County Land Development Code 8.4.2 (B) “Lots or tracts subject to natural hazards which may be eliminated through specialized engineering shall be identified on the plat.” The plat should include the listing of these identified geologic hazards. The soils report includes engineering mitigation for loose soils, undocumented fill, and potential expansive clay and provides surface and subsurface drain recommendations for shallow groundwater. The erosion control plan and map includes design to control erosion.

Shallow groundwater:Entech reports groundwater levels in their borings of 10 and 10.5 feet below the ground surface. One of the borings caved at 6 feet below ground surface between times of measurements. Caving is typical at groundwater level. The groundwater levels reported were measured in September, a typically dry time of year. This location is in an area generally known for shallow groundwater issues. Groundwater levels typically fluctuate throughout the year and are generally highest in the spring and summer months. Without specific groundwater monitoring throughout the year it cannot be determined what groundwater levels may be over the engineered life of the planned structures. However, groundwater should be expected to be shallower than 6 to 10 feet below existing ground level on a seasonal basis. Entech’s recommendations on perimeter drains must be strictly adhered to.

Geotechnical observation: As stated on page 5 of Entech’s report, observation by the geotechnical engineer of overall foundation excavation and any overexcavatedsubgrade is critical to determine specific engineering requirements that may be necessary for the long-term performance of the foundation system.

Provided the recommendations of this letter and those of the geotechnical engineer are followed, CGS has no objections to this plat request.

Thank you for the opportunity to review and comment on this project. If you have questions or need additional review, please call at (303) 384-2643, or e-mail .

Sincerely,

Jonathan R. Lovekin, P.G. Senior Engineering Geologist

PIKES PEAK REGIONAL BUILDING DEPARTMENT

1. Proposed Falcon Park & Ride is in the application process with the City of Colorado Springs for this area. From Hwy 24 and where Old Meridian Road & Meridian Road intersect crossing Hwy 24 will become Old Meridian Road going south in the location of this project for Largent Sub. I am not sure of the time line of this project. The address numbers can stay the same be the street name would have to change. Contact information for the City Planner is Hannah Van Nimwegen, Van Nimwegen, Hannah or 385-5365.

2. Final plat stage: enumerations/floodplain will review the mylar prior to plat for address placement, road naming, title block, & floodplain statement. $10.00 per lot & tract fee will be due at the time of the review of the mylar. If an address in not needed on a tract then no fee applies. Check should be made out to pikes peak regional building department. Paid directly to enumerations department. A copy of the final recorded plat is required prior to plan submittal for residental. A copy of the final recorded plat is required prior to approval in enumerations department on any commerical plans submittal.

3. Floodplain has no comment.

Comments received from any of the non-responding agencies following the issuance of this letter will be available to the applicant/applicant’srepresentative via EDARP and will be added to the end of this letter for record keeping purposes.

Due to the number of comments and necessary revisions to the plan(s) an additional detailed review will be necessary. Please address the comments as listed above. A detailed letter needs to accompany the revisions to allow for an expeditious re-review timeframe. The letter shouldinclude each comment listed above and, immediately thereafter, include a response from the applicant addressing the comment.

If any review agency has an issue that needs resolution or requires a revision, you will need to provide the necessary documents, drawings, etc., to the Planning and Community Development Departmentin the form of a resubmittal. The Planning and Community Development Department will then forward the resubmitted items directly to the appropriate review agency. If you have any questions pertaining to specific agency comments please contact the appropriate agency directly.

PLEASE NOTE: The application cannot be scheduled for public hearing until and unless a final response has been received by Planning and Community Development from those agencies that are required (pursuant to state statute and the El Paso County Land Development Code) to provide such response (i.e.- State Engineer’s Office, County Attorney’s Office, County Health Department, etc).

In order to be considered for the Planning Commission hearing, all outstanding issues must be resolved. Please contact me if you would like to schedule a meeting with myself or the multi-disciplinary team.

When all the comments have been addressed and corrections made please submit the required documents as requested in EDARP.

If you have any questions feel free to contact me at 520-6306.

Best Regards,

Kari Parsons

El Paso County Planning and Community Development Department

cc: Gilbert LaForce P.E., Engineering

File: SF183

Page 1 of 612/15/2018