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Timbers of Black Forest Subdivision

Final plat SF2616 Active

20 lot subdivision; single-phase

Location
9220 ARROYA LN, 80908
Jurisdiction
El Paso County
Applicant
Vertex Consulting Services, LLC Nina Ruiz
Land owner (assessor)
TIMBERS OF BLACK FOREST SUBDIVISION 2025 LLC
County project manager
Kari Parsons
Filed
Dec 8, 2025
Parcel
5222000025
Map
Parcel boundaries: Colorado public parcel data · Basemap © OpenStreetMap contributors
Area map
See all Tri-Lakes projects on the map
Source record
El Paso County EDARP file

Documents (37)

Final Plat DrawingsreviewJul 31, 2026
Closures Sheet (Survey)reviewJul 31, 2026
Deviation RequestreviewJul 31, 2026
Wildland Fire & Hazard Mitigation Plan / Forestry Management PlanreviewJul 31, 2026
Fire Protection ReportreviewJul 31, 2026
PCM Applicability FormreviewJul 30, 2026
Grading & Erosion Control (GEC) ChecklistreviewJul 30, 2026
Storm Water Management Plan (SWMP) ChecklistreviewJul 30, 2026
Storm Water Management Plan (SWMP)reviewJul 30, 2026
Erosion and Stormwater Quality Control Permit (ESQCP)reviewJul 30, 2026
Grading & Erosion Control (GEC) PlanreviewJul 30, 2026
Financial Assurance Estimate (FAE) FormreviewJul 30, 2026
Drainage Report - FinalreviewJul 30, 2026
Construction Drawings (Plans/Profiles)reviewJul 30, 2026
Letter of IntentreviewJul 30, 2026
Noxious Weed Management PlanreviewJul 30, 2026
Natural Features ReportreviewJul 30, 2026
Declaration of Covenants (MS Word version required)reviewJul 30, 2026
Application/Petition FormreviewJul 30, 2026
Title Commitment (Current within 1 year of submittal)reviewJul 29, 2026
Traffic Impact StudyreviewJul 21, 2026
HOA bylaws (MS Word version required)reviewJul 16, 2026
Secretary of State CertificationreviewJul 16, 2026
HOA articles of incorporationreviewJul 16, 2026
Wastewater Treatment ReportreviewJul 15, 2026
Soils & Geology ReportreviewJul 15, 2026
Water Supply Information SummaryreviewJul 15, 2026
Water Quality ResultsreviewJul 15, 2026
Water Resources ReportreviewJul 15, 2026
Legal Description (MS WORD Version required)reviewJul 15, 2026
Letter from District Regarding HydrantsreviewMar 18, 2026
Natural Gas Commitment LetterreviewFeb 6, 2026
Electric Provider Commitment LetterreviewFeb 6, 2026
Mineral Rights CertificationreviewJan 28, 2026
Selected RangeadditionalAug 27, 2026
Selected Range was 500 feet. PR
Mailing LabelsadditionalAug 27, 2026
Mailing Labels for the 17 surrounding property owners. The cost to be billed to the applicant = $13.26 PR
Neighbor Notice & Vicinity MapadditionalAug 27, 2026
"Notice of Application" letters were mailed by PCD on 08/27/2026. PR

Agency review comments (44)

Comments returned by referral agencies during review, from the county's public EDARP file. Some agencies attach a letter instead of (or alongside) written comments.

EPC Health Departmentreview 1Sep 13, 2026
EPCPH Comments attached
View attached comment letter
Colorado Division of Water Resourcesreview 1Sep 4, 2026
View attached comment letter
PCD Administrative Noticereview 1Aug 27, 2026
On 08/27/2026, PCD mailed "Notice of Application" letters for SF2616 to surrounding property owners within a 500-foot range (17 addresses). Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage = $13.26 PR
Colorado Parks and Wildlifereview 1Aug 25, 2026
View attached comment letter
Colorado Parks and Wildlifereview 1Aug 25, 2026
View attached comment letter
Mountain View Electric Association, Inc.review 1Aug 25, 2026
See attached comment letter
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
Please verify exceptions schedule B are depicted on Plat.
PCD Project Managerreview 1Aug 24, 2026
Please add water quality and other required report items to the water resources report per 8.4.7 of Code.
PCD Project Managerreview 1Aug 24, 2026
Fire Protection/Wildland Fire Plan Comments
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
Several documents were not provided at the initial submittal. A complete submittal is required. A 21 day review cycle will apply at next submittal.
PCD Project Managerreview 1Aug 24, 2026
TIS comments
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
Drainage Report Comments
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
MVEA made a commitment for 20 lots only.
PCD Project Managerreview 1Aug 24, 2026
FAE Comments
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
Final Plat comments
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
Letter of Intent Comments (please note: staff provided a drawing to illustrate comments- this is brainstorming not direction).
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
PCM Form Comment
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
Soils and Geology Report Comments
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
Wastewater Report Comments
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
Water Resources Report comments
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
WSIS Form
View attached comment letter
PCD Project Managerreview 1Aug 24, 2026
Plat checklist https://planningdevelopment.elpasoco.com/applications-and-checklists/ Fire Protection Report checklist https://planningdevelopment.elpasoco.com/#1747935923000-7c355148-4705
EPC DPW Development Services - Engineeringreview 1Aug 24, 2026
V1_Drainage Final
View attached comment letter
EPC DPW Development Services - Engineeringreview 1Aug 24, 2026
V1_TIS
View attached comment letter
EPC DPW Development Services - Engineeringreview 1Aug 24, 2026
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
PCD Project Managerreview 1Aug 24, 2026
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.
Black Forest Fire Protection Districtreview 1Aug 21, 2026
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.
Colorado Geological Surveyreview 1Aug 20, 2026
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
PCD Project Managerreview 1Aug 20, 2026
Please submit the SIA as noted in the LOI. Cisterns are required to be collateralized.
FAWWA (Falcon Area Water Wastewater Authority)review 1Aug 20, 2026
No comment- outside of our service area
EPC DPW Stormwaterreview 1Aug 19, 2026
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
EPC Parks Departmentreview 1Aug 18, 2026
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
View attached comment letter
Pikes Peak Regional Building Departmentreview 1Aug 18, 2026
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
Black Forest Land Use Committeereview 1Aug 16, 2026
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.
County Attorney - Waterreview 1Aug 14, 2026
-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.
County Attorney - Development Reviewreview 1Aug 7, 2026
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.
EPC Environmental Servicesreview 1Aug 5, 2026
View attached comment letter
EPC Environmental Servicesreview 1Aug 5, 2026
View attached comment letter
EPC Environmental Servicesreview 1Aug 5, 2026
View attached comment letter
EPC Environmental Servicesreview 1Aug 5, 2026
View attached comment letter
911 Authority - El Paso/Teller Countyreview 1Aug 5, 2026
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
US Army Corps of Engineersreview 1Aug 3, 2026
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.
RBD Floodplainreview 1Aug 3, 2026
property not in the floodplain, no further comment
Colorado Department of Transportation - Pueblo Officereview 1Aug 3, 2026
CDOT has no comments regarding this development.

Land ownership timeline

The documented chain of ownership per parcel, from El Paso County Assessor records and TriLakes Growth's monthly re-checks. Where the record hasn't been collected yet, the gap is shown rather than papered over.

Timeline