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Home My WebLink AboutRIDGEWOOD HILLS RESIDENCES (4TH FILING) - PDP - 33-10 - CORRESPONDENCE - (27)Flirt Collins Current Planning PO Box 580 Fort Collins. CO 8052?-0580 Fa_v 970-221-00'4 REVISION COMMENT SHEET DATE: March 11, 2011 !, PL,9WA E P/eaV1oc 7/5 TTG PaG/Cs�NusyrB�,�S D/�%S//EE'Tt o Tf-�E TO: Technical Services Z. PL�ftS La d�cGT THE `T4�PD /N '�E ✓.��Tio7✓5 2 drTH9 3aog i51eA/T PROJECT PLANNER: Steve Olt 5. 3 OG S;5 e,40 49i GT 71-lt V1.5101t/ AV TtIE T/TLz' BurG,� d�J�Hc /- 3 oG <WC 5a6D19151oA1 PM-77 # 33-10 Ridgewood Hills Fourth Filing — Ridgewood s 1 esidences PI) SyT eI 2nd Round of Resew 5'7'Fl E Su,aD9 � Si e-nJ Pu1-T Bai+N�Yfi2r ES $�, /5 M/�&-A 0GtArea r15� re�C-r 155N� o�SFIEEr S ��7N� S/T �.,�✓5. PLEASE NOTE: 7. -r)4 � 16 G.c-r o Fi: -- re T' D xl S H e-cT -7 a F -i - -i-t E z,a D 5 cN S. Tlease_make comments.. in.Accela_ V360_(available for comments -after _ 3/15/2011) to the project planner no-laterthan-the staff review meeting: g , eU C L D i/U V C: tic- ✓ i4 -n vx/ S , i f O Gv s+-L✓rLE..rT S cj t J p Q �rr,1 M cr1 C 5 0 wI t- t UHT 1.v 4f. P LA- J S- 011 o , tjo �-n„y, Cnr. -r 5 1�� uch 23 � 5 . Note -Please identify your redlines for future reference ❑ No Problems S Problems or Concerns (see below, attached, or DMS) AJ MZ;5-46G r Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS X Plat Site _Drainage Report _Other Utility Redline Utility }Landscape Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to contact me at 970-221-6341. Sincerely, Steve Olt City Planner Page 12 M Department: Traffic Operation Contact: Ward Stanford Topic: Traffic Impact Study Number: 87 Created: 02/04/2011 [2/4/11] Please expand the discussion in the TIS related to the current and forecasted traffic acitivity (vehicles, peds, bikes) in the vicinity of the school on Avondale. Number: 88 Created: 02/04/2011 [2/4/11] Please revise each appropriate LOS table, under the College/Triangle heading to state "(stop sign using a single-step left -turn)." Number: 89 Created: 02/04/2011 [2/4/11 ] Please expand your Avondale and Triangle roundabout analysis to provide discussion on the current and future operation as it relates to children crossing the intersection. Please provide pedestrian counts of current ped use during school arrival/release periods. Number: 90 Created: 02/04/2011 [2/4/11 ] Please provide an east bound left and north bound left queue analysis at Triangle and College for current and short term stop controlled conditions. Department: Transportation Planning Contact: Matt Wempe Topic: Site Plan Number: 93 Created: 02/08/2011 [2/8/11] Please extend the pedestrian sidewalk connection to Peyton Drive through the access and utility easement. Number: 94 Created: 02/08/2011 [2/8/11] Transportation Planning supports the street and striping comments provided by Engineering and Traffic Operations. Department: Zoning Topic: Site Plan Contact: Peter Barnes Number: 12 Created: 02/20/2011 03/17/2011: 1 see that the setback dimensions are shown and the envelope lines labeled, but I don't see the envelope dimensions. [12/20/10] Site plan: Show and label building envelopes, footprints and note dimensions. Also show distances to property lines Number: 13 Created: 12/20/2011 03/17/2011: The number of bike racks still seems inadequate, especially if each rack can accomodate only 3 bikes (per your flag note #4). [12/20/10] No bike racks are being shown for buildings E, F, G, H, J, K, L, or M. Please provide and show locations on the site plan. I would recommend at least one rack for the clubhouse area as well. Page 11 Department: Technical Services Contact: Jeff County Topic: Landscape Plans Number: 74 Created: 03/2512011 03125/2011: There is cut off text on sheet 7 of the Landscape Plans. Topic: Lighting Plan Number: 76 Created: 03/25/2011 03/25/2011: No comments. Topic: Plat Number: 61 Created: 12/22/2010 03/25/2011: The Plat boundaries close. [12/22110] Both Subdivision Plat boundaries close. Number: 63 Created: 12/22/2010 03/25/2011: Please correct the typo from "Emergence" to "Emergency" in the statement. [12/22/10] Please correct the vacation statement on sheet 1 of the Subdivision Plat. It is a Temporary Emergency Access Easement. Number: 65 Created: 12/22/2010 03/25/2011: There is still a distance missing. See redlines. [12/22/10] Please add the missing data for the easements on sheet 3 of the Subdivision Plat. See redlines. Number: 71 Created: 03/25/2011 03/25/2011: Please provide the Title Policy numbers on sheet 1 of the Subdivision Plat, once they have been provided. Number: 72 Created: 03/25/2011 03/25/2011: Please correct the Subdivision Plat name in the title block on all Plat sheets. Topic: Site Plan Number: 73 Created: 03/25/2011 03/25/2011: There is a minor line over text issue on sheet 5 of the Site Plans. Department: Traffic Operation Contact: Ward Stanford Topic: General Number: 91 Created: 02/04/2011 [2/4111] Please remove the utility information from the Avondale Plan and Profile, sheet 7/8, so the proposed roadway characteristics can be seen more clearly. Number: 92 Created: 02/04/2011 [2/4/11] Please provide a signing and striping plan for Avondale and for existing Triangle Dr adjacent to the development. Include the full roundabout and about 50' of each approach to the roundabout. Page 10 Department: PFA Contact: Carle Dann Topic: General Number: 21 Created: 03/21/2011 03/21/2011: HAZARDOUS MATERIALS Toxic, corrosive, or reactive materials, or flammable/combustible liquids (as defined in the Uniform Fire Code) if used, stored, or handled on site, must have a Hazardous Materials Impact Analysis (HMIA) completed and supplied to the Planning Department and the Fire Department. (What do you have? How much? How do you prevent it from being a public threat?) NOTE: This pertains to the chlorination system for the swimming pool. FCLUC3.4.5 Number: 22 Created: 03/21/2011 03/21/2011: FIRE DEPARTMENT CONNECTION Fire department connections shall be installed remote from the buildings or in an approved location, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. 2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy Number: 23 Created: 03/21/2011 03/21/2011: ASSEMBLY OCCUPANCY: If the clubhouse has an occupant load of 50 or more, it shall meet requirements for an Assembly Occpuancy, including means of egress and occupant load sign. Department: Stormwater Engineering Contact: Wes Lamarque Topic: General Number: 78 Created: 02/02/2011 03/23/2011: Reminder for final compliance [2/2/11] A private maintenance agreement is required before approval of development and signing of mylars for the detention ponds that the development is utilizing for their quantity and water quality detention. Number: 79 Created: 02102/2011 03/23/2011: [2/2/11] No other major issues for this PDP before hearing. More detailed comments will follow during final compliance. Department: Technical Services Topic: Building Elevations Number: 75 03/25/2011: No comments. Topic: Construction Drawings Number: 77 03/25/2011: No comments. Contact: Jeff County Created: 03/25/2011 Created: 03/25/2011 Page 9 y Department: Light And Power Contact: Rob Irish Topic: General Number: 6 Created: 03/22/2011 03/22/2011: Need dwelling unit numbers for each building shown on the site plan so we can size transformers correctly. Number: 7 Created: 03/22/2011 03122/2011: A transformer location needs to be coordinated with Light & Power for the clubhouse. This is considered commercial and the service will be installed by the electrician. A C-1 form and One -line diagram will be required. Number: 8 Created: 03/22/2011 03/22/2011: Buildings H, J, & K electric meter locations on the site plan and the utility plan are shown on opposite sides of the building. The site plan shows the preferred location for these meters. The locations on the Utility Plan are opposite the transformer. Coordinate these locations with Light & Power Engineering. Department: PFA Contact: Carle Dann Topic: General Number: 16 Created: 12/20/2011 EMERGENCY ACCESS EASEMENT The site plan shows utility, drainage and access easements. It also needs to show the Emergency Access Easement. It's correct on the plat, just not the site plan. Number: 17 Created: 12/20/2011 FIRE LANE SIGNS PFA will require more Fire Lane - NO parking signs than is shown on the site plan (61).Please get together with me to discuss and resolve. Number: 18 Created: 12/20/2011 ADDRESSING Because numerous residences' addresses will not be visible from Avondale, PFA will require either monument -type signs or street signs showing appropriate 100 blocks, to be located at the prive drives and Avondale. Number: 19 Created: 12/20/2011 TEMPORARY EAE Thank you for vacating the old, temporary EAE from Ridgewood Hills 3rd. Great housekeeping! Number: 20 Created: 03/21/2011 03/21/2011: MOVE HYDRANT: The fire hydrant shown closest to Building D in phase 1, should be moved to the other side of the drive aisle, so it's on the same side of the drive as the building (e.g., move it to the landscaped area next to the end of the building). Page 8 Department: Environmental Planning Contact: Lindsay Ex Topic: General Number: 9 Created: 12/17/2010 03123/2011: As per Staff Review on 3/23 and numerous comments made by other staff members, we look forward to working with you on the pedstrian connection at the southeast corner of the Tract. There is an Access Easement identified in the Ridgewood Hills Third Filing (in Tract F) that allows for this trail to be constructed through the property to the south. [12/17/10] Are there reasons why no trail easement has been provided to connect to the trail located on Ridgewood Hills Third P.U.D. on the eastern edge of the property? Department: Forestry Contact: Tim Buchanan Topic: General Number: 77 Created: 03/23/2011 03/23/2011: Celebration maple is similar to Autumn Blaze Maple, which does not survive in Fort Collins Soils. Use another species in its place as a street tree selected from the City Street Tree List. Planting Celebration maple on private property would also be problematic and a substitution should be considered. An ornamental tree could be added as a street tree east of the east street light on Triangle. Ornamental trees need to be at least 15 feet from the light. Topic: Landscape Plans Number: 76 Created: 12/22/2010 [12/22/10] Street tree species selection needs to be from the City street tree list. Department: Light And Power Contact: Rob Irish Topic: General Number: 3 Created: 12/16/2010 03/22/2011: [12/16/10] Some of the transformer locations and electric meter locations shown on the Site Plans and Utility Plans will need to be changed. For instance, building J has the water line running in the same location as the electric service. Coordinate meter and transformer locations with Light & Power Engineering @ 221-6700. Number: 4 Created: 12/16/2010 03122/2011: [12/16/10] Will the club house / pool need 3-phase power? The nearest 3-phase available is at the Northeast corner of Avondale & Triangle. A C-1 form and One -Line diagram will be required for the club house. Number: 5 Created: 12/16/2010 03/22/2011: [12/16/10] Electric and Gas meter locations on the Landscape plans do not match the locations on the Site or Utility plans. Page 7 y Department: Engineering Development Review Topic: Construction Drawings Number: 40 Contact: Susan Joy Created: 12/21 /2010 03/23/2011: Just carrying the comment through Final Compliance for future reference. [12/21/101 This development is responsible for the design and construction of its street frontage. An estimate for the remaining portion of unbuilt Avondale plus the future street cut and repair for the future developer to tie into the water and sewer lines, plus removal of the temp turnaround, vacation of the easement, and reconstruction of the road, parkway landscaping and irrigation must be submitted for our review and approval prior to the final approval of the plans. This amount must include mobe, project management and a 25% contingency. The final agreed upon amount will be put into the development agreement and paid in cash prior to the issuance of the first building permit. Number: 50 Created: 12/21 /2010 03/23/2011: Final Compliance. [12/21/10] Revegatation methods and specific notes must be provided in the utility plan set, not just the landscaping. Topic: General Number: 31 Created: 12/21 /2010 03/23/2011: It turns out that the sidewalk on the neighboring property has not been constructed so offsite sidewalk improvements are required. The existing access easement allows that construction to take place so while no permission is required, notifying the HOA prior to construction would be prudent. In addition, there is another sidewalk at the end of Peyton drive that this development is required to connect to as well. I missed it the first round because the plan sets did not incorporate that area and it was only visable after reviewing ariel maps. [12/21/10] There is a tract between lots 185 and 186 in the single family homes that has an access easement on it and a sidewalk installed with the intention that when this property develops, it must connect to the existing sidewalk and bring it on through the site Avondale. Topic: Site Plan Number: 54 Created: 12/21 /2010 03/23/2011: Running comment through Final Compliance. [12/21/10] Please coordinate the comments under other sections and plan sets so that all sets match. Number: 55 Created: 12/21 /2010 03/23/2011: Final Compliance. [12/21/10] Please clearly show, label and dimension all retaining walls. See comment #30. Department: Environmental Planning Topic: General Contact: Lindsay Ex Page 6 Department: Current Planning Contact: Steve Olt Topic: Lighting Plan Number: 5 Created: 03/23/2011 03/23/2011: Wall -mounted lights VG01 32TRT and VG02 32TRT are riot acceptable because the light source is below and outside of any shield that would provide the required screening of the light. Topic: Site Plan Number: 1 Created: 03/18/2011 03118/2011: The Site Plans show Type I - Type IV buildings. What is the distinction between the types and where is this information provided? It is important for the Site Plans to show how many dwelling units are in each building and how tall each building, or part of, will be. Number: 2 Created: 03/2212011 03/22/2011: There is 1 bicycle rack per building in Tract A, each containing 3 bike parking spaces, for a total of 12 bike parking spaces. Is this enough, even though it satisfies the required minimum number (8) of bike parking spaces. There are 4 bicycle racks in Tract B, although there does not appear to be a rack close to Buildings L & M. The cover sheet for the Site Plan indicates 6 bike parking spaces for Tract B; however, the FLAG NOTES on Sheet 3 of 17 indicate 3 spaces per rack, which would total 12 spaces (3 x 4). Number: 8 Created: 03/24/2011 03/24/2011: As stated in Section 3.5.2(C)(2) of the Land Use Code, if a building contains 4 or more dwelling units then it must have at least 1 building entry or doorway facing an adjacent street that is smaller than a full arterial or has on -street parking. In this case, Avondale road is classified as a 2-lane collector street on the City's Master Street Plan and it does have on -street parking; therefore, Buildings A, C and D in Tract A must provide at least 1 building entry or doorway facing Avondale Road. A copy of (building) End Examples from the Fort Collins Design Manual is being forwarded to the applicant with this comment letter. Number: 9 Created: 03/24/2011 03/24/2011: It is difficult to follow the Building Envelopes on Sheets 2 and 3 of the Site Plan set. Department: Engineering Development Review Contact: Susan Joy Topic: Construction Drawings Number: 37 Created: 12/21/2010 03/23/2011: Final Compliance [12/21/10] Call out all radii within the EAE so that we can determine if PFA's requirements are being met. Page 5 Department: Current Planning Contact: Steve Olt Topic: General Number: 84 Created: 02/03/2011 [2/3/11] Additional sidewalks and enhanced pedestrian crosswalks should be included within the development plan for better connectivity between dwelling units and amenity facilities and garages. Also, enhanced pedestrian crosswalks may be needed on Avondale Road and Triangle Drive. Number: 3 Created: 03/22/2011 03/22/2011: Matt Wempe, the City's Transportation Planning staff person, stated that he is going to require this development to build a sidewalk between the two single-family homes to connect to Peyton Drive. The plat shows this area as an access/utility/etc easement, but it is owned by the Ridgewood Hills HOA. Matt has checked with Paul Eckman, the Deputy City Attorney, and he feels the City is within their rights as owners of the access easement to require that the developer build the sidewalk. Number: 6 Created: 03/23/2011 03/23/2011: Additional comments will be forthcoming until Friday, March 25th, when the "final" staff comment letter for this 2nd round of Project Development Plan review is issued. Number: 7 Created: 03/23/2011 03/23/2011: At the staff review meeting on Wedmesday morning, March 23rd, it was determined that the status of the PDP documentation is satisfactory to allow the proposal to be scheduled for an Administrative Public Hearing. Staff will reserve City Council chambers for an available evening and confirm a date that Rich Lopez, the hearing officer, is available. Topic: Landscape Plans Number: 4 Created: 03/23/2011 03/23/2011: A 6' wide bicycle/pedestrian connection should be made from the southeast corner of the parking lot at the southeast corner of Tract A to the existing trail in the development to the south (see red -lined Sheet 7 of 17). Topic: Lighting Plan Number: 72 Created: 12/22/2010 03/22/2011: The revised Lighting Plan still shows predominantly Metal Halide lighting. A High Pressure Sodium light source is prefered, assuming that the necessary level of security is being met. [12/22/10] Most of the site lighting proposed is metal halide. A high pressure sodium light source would provide a better color rendition for this multi -family development. Please see Section 3.2.4(D)(5) of the LUC. Number: 86 Created: 02/03/2011 03/22/2011: Where is the Lighting Photometric Plan for this development? [2/3/11] A lighting photometric plan is needed that clearly shows spot lighting levels for the entire site. Also, cut sheets for the various lights must be provided. Page 4 Department: Current Planning Contact: Steve Olt Topic: General The District's citizen -based Master Plan Committee (MPC) monitors capacity levels at each of the district schools and makes annual recommendations for responding to projected enrollment changes. In consideration of the probable impact(s) of this development, the MPC may recommend using one or more of the tools described in Section 7.5, Accommodating Change, of Master Plan 2010-2011. The selection and timing of the most appropriate tool(s) will be determined by the Board of Education. The size and location of this development indicate that the school district land dedication requirement should be made in the form of payment -in -lieu -of land dedication as per our intergovernmental agreement. [12/22/10] From Skip Armatoski, Thompson R2-J School District: Referral Comments - #33-10 Ridgewood Hills Fourth Filing - Ridgewood Hills Residences PDP - Type 1 (8 December 2010) Pursuant to Colorado Revised Statutes, the Thompson R2-J School District submits comments describing projected impacts of proposed developments submitted by statutory authority. Comments reflect information and projections available at time of referral. Number: 73 Created: 12/22/2010 03/22/2011: Staff still has some question about the number and locations of trash enclosures as they relate to Section 3.2.5(A) of the Land Use Code (requiring that adequate, convenient space be functionally located), especially as it relates to Buildings J, K, L and M in Tract B. [12/22/10] The amount and distribution of trash enclosures is not adequate to serve this development, especially on Tracts A & B south of Avondale Road. Number: 74 Created: 12/22/2010 03/22/2011: Terry Farrill of the Fort Collins -Loveland Water District & the South Fort Collins Sanitation District offered the following comments: a. The District requires fire hydrants on the end of stubs for future phases, end of Avondale. The fire hydrants may be reused in the future phase. b. The meter and service capacity is exceeded on the Type I, II, III buildings and the clubhouse. Number: 82 Created: 02/03/2011 03/18/2011: This certification is due at time of Final Plan submittal, although it can be submitted earlier if the applicant wants to do so. [2/3/11] The CERTIFICATION OF MINERAL ESTATE OWNER NOTIFICATION form is being sent to and must be filled out by the Applicant/Developer. This is a State requirement. Number: 83 Created: 02/03/2011 03118/2011: This comment is being carried overjust so that it is understood that no bus stop will be incorporated into this development plan. [2/3/11] After a discussion with Kurt Ravenschlag of Transfort it was determined that there will not be any Transfort service directly within the Ridgewood Hills and Shenandoah developments; therefore, a bus stop does not need to be incorporated into this development plan. Page 3 Department: Current Planning Contact: Steve Olt Topic: General Number: 71 Created: 12/22/2010 03/22/2011: March 22, 2011 Thompson R2-J School District Referral Comments - #33-10 Ridgewood Hills Fourth Filing -Ridgewood Hills Residences PDP - Type 1 Pursuant to Colorado Revised Statutes, the Thompson R2-J School District submits comments describing projected impacts of proposed developments submitted by statutory authority. Comments reflect information and projections available at time of referral. Project Overview The above -named project will consist of 126 two -bedroom and 20 one -bedroom affordable apartments located in the Ridgewood Hills subdivision, currently within the boundaries of Coyote Ridge Elementary School, Lucile Erwin Middle School, and Loveland High School. Construction is estimated to begin in 12-18 months, with build out anticipated in 2015. Impact Overview Resident populations are within capacity at all levels, and this is not expected to change over the timeframe of this project. The District anticipates that the overall impact from this project, when viewed from a feeder -system perspective, will be minimal. Projections are based solely on 2-bedroom units, as the District does not anticipate school -age children occupying the one -bedroom apartments. Elementary Impact At build out, this development is projected to produce a growth in enrollment of approximately 19 students over the six elementary grades. At current resident student population levels, and given the fact that there are no other development projects within the attendance area, it is believed that no relief action will be necessary. As this development meets the walk distance criteria as determined by the board of education, no transportation will be provided. Middle School Impact At build out, this development is projected to produce a growth in enrollment of approximately 8 students over the three middle school grades. At current resident student population levels, and given the fact that there are no active development projects within the attendance area, it is believed that no relief action will be necessary for the foreseeable future. As this development does not meet the walk distance criteria as determined by the board of education, transportation will be required. High School Impact At build out, this development is projected to produce a growth in enrollment of approximately 13 students. At current resident student population levels, and considering that LHS hosts a magnet program, relief action may be required in the foreseeable future. There are no other active developments within the current attendance area. As this development does not meet the walk distance criteria as determined by the board of education, transportation will be required. Additional Comments Page 2 Fart Collins March 25, 2011 J. Marc Hendricks Hendricks Communities 7350 E. Progress Place #208 Greenwood Village, CO 80111 STAFF PROJECT REVIEW City staff and outside reviewing agencies have reviewed your submittal for Ridgewood Hills Fourth Filing - Ridgewood Hills Residences, and we offer the following comments: Department: Current Planning Contact: Steve Olt Topic: General Number: 20 Created: 12/20/2010 03/21 /2011: These comments still apply to the Ridgewood Hills Residences, PDP. [12/20/10] Mike Gebo of the Building Inspection Department indicated that: a. Handicapped accessible parking on -site must comply with IBC Table 1106.1, per each phase of development. b. Disperse handicapped parking spaces so that they are located the shortest distance to accessible entrances to the buildings. Number: 28 Created: 12/21/2010 03/22/2011: City staff has determined that the revised Site and Landscape Plans reflect changes to the plans that satisfy the criteria set forth in Sections 3.2.1(E)(1)(a) - (e) of the Land Use Code. Also, by virtue of Buildings A - D now designed to either be completely 2 stories in height or having a 2-story section on the south 1/4 - 1/5 of the buildings adjacent to single-family homes, staff has deteremined that the plan as revised satisfies the criteria in Section 3.5.1(B) & (D) of the Land Use Code. [12/21/10] After initial review, Planning staff is stating that the layout and design of Tracts A & B in the MMN District on the development plan as submitted need to be evaluated further against several sections of the Land Use Code as they relate to the setbacks and buffering along the west and south sides of Tracts A & B. These sections are: