HomeMy WebLinkAboutRIDGEWOOD HILLS RESIDENCES (4TH FILING) - PDP - 33-10 - CORRESPONDENCE - (50)Number: 79 Created: 2/2/2011
[2/2/11] No other major issues for this PDP before hearing. More detailed comments will
follow during final compliance.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: ZONING
Number: 12 Created: 12/20/2010
[12/20/101 Site plan: Show and label building envelopes, footprints and note dimensions.
Also show distances to property lines
Number: 13 Created: 12/20/2010
[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.
Number: 14 Created: 12/20/2010
[12/20/101 1 only see 3 trash/recyclable enclosure areas for buildings A-D. Please review
whether this will be adequate as both trash dumpster and recycle bins need to be in the
enclosures. I would suggest an enclosure for the clubhouse area as well.
Number: 15 Created: 12/20/2010
[12/20/10] Please note the dimensions of the HC spaces located within the garages.
Number: 25 Created: 12/20/2010
[12/20/10] Landscape plan: Need a complete landscape plan - please call out plant/tree
types, counts and provide a typical plan for the proposed foundation plantings around each
building
Number: 26 Created: 12/21 /2010
[12/21/10] Elevations : Please provide a light fixture detail on the elevation sheets. Note -
light fixtures need to be down directional.
Number: 27 Created: 12/21 /2010
[12/21/10] Will there be any external light fixtures on the clubhouse? Please show on
elevations if so.
Be sure and return all red -lined plans when you re -submit revisions for your second
round of review.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970)221-6341.
Yours Truly,
Steve Olt
City Planner
Page 13
Number: 92 Created: 2/4/2011
[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.
Department: Technical Services Issue Contact: Jeff County
Topic: General
Number: 69 Created: 12/22/2010
[12/22/10] If sheets 9-16 of the Elevation & Lighting Plans are not to be included in the filing
set, please remove them from the sheet 1 index.
Topic: Site Plan
Number: 68 Created: 12/22/2010
[12/22/10] Please add a legal description to sheet 1 of the Site Plans.
Number: 70 Created: 12/22/2010
[12/22/10] There are line -over text issues on sheets 2-5 of the Site Plans.
Topic: Subdivision Plat
Number: 61 Created: 12/22/2010
[12/22/10] Both Subdivision Plat boundaries close.
Number: 62 Created: 12/22/2010
[12/22/10] The basis of bearings distance in the statement does not match the distance
shown on sheet 2 of the Subdivision Plat.
Number: 63 Created: 12/22/2010
[12/22/10] Please correct the vacation statement on sheet 1 of the Subdivision Plat. It is a
Temporary Emergency Access Easement.
Number: 64 Created: 12/22/2010
[12/22/101 Please correct the street name on the vicinity map. See redlines.
Number: 65 Created: 12/22/2010
[12/22/101 Please add the missing data for the easements on sheet 3 of the Subdivision
Plat. See redlines.
Number: 66 Created: 12/22/2010
[12/22/10] Please remove all "zoning references" from the Subdivision Plat.
Number: 67 Created: 12/22/2010
[12/22/10] We would prefer that "P.U.D." not be in the Subdivision Plat title.
Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 78 Created: 2/2/2011
[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.
Page 12
Department: PFA Issue Contact: Carie Dann
Topic: Fire Authority
Number: 16 Created: 12/20/2010
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: 12/20/2010
FIRE LANE SIGNS
PFA will require more Fire Lane - NO parking signs than is shown on the site plan
(B1).Please get together with me to discuss and resolve.
Number: 18 Created: 12/20/2010
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 private drives and Avondale.
Number: 19 Created: 12/20/2010
TEMPORARY EAE
Thank you for vacating the old, temporary EAE from Ridgewood Hills 3rd. Great
housekeeping!
Department: Traffic Operations Issue Contact: Ward Stanford
Topic: T/S
Number: 87 Created: 2/4/2011
[2/4/11] Please expand the discussion in the TIS related to the current and forecasted traffic
activity (vehicles, peds, bikes) in the vicinity of the school on Avondale.
Number: 88 Created: 2/4/2011
[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: 2/4/2011
[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: 2/4/2011
[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.
Topic: Traffic Operations
Number: 91 Created: 2/4/2011
[2/4/11] Please remove the utility information from the Avondale Plan and Profile, sheet 7/8,
so the proposed roadway characteristics can be seen more clearly.
Page 11
Number: 8 Created: 12/17/2010
[12/17/10] The City of Fort Collins Land Use Code, in Article 3.2.1(E)(2)(3), requires that
you use native plants and grasses in your landscaping or re -landscaping and reduce
bluegrass lawns as much as possible. Note that some projects across town are utilizing
cultivars of bluegrass that require significantly less water than the typical bluegrass spp. For
more information on these species, feel free to contact me at 224.6143.
Number: 10 Created: 12/17/2010
[12/17/101 The City's green building program has many programs that may benefit your
project. Resources are available at the Green Building web page:
http://www.fcgov.com/greenbuilding/. Of particular interest may be the Integrated Design
Assistance Program, which offers financial incentives and free technical support to those
interested in delivering high-performance buildings that exceed building code requirements
for energy performance. Gary Schroeder (970-221-6395) is the contact person for this
program. This is the direct link to the web page for this program:
hftp://www.fcgov.com/conservation/biz-idap.php.
Number: 11 Created: 12/17/2010
[12/17/10] Any trash and/or recycling enclosures shall be compatible with the style of
architecture of the building, per Section 3.2.5 of the LUC. Provide adequate space in the
dumpster area to allow for recycling services.
Number: 80 Created: 2/3/2011
[2/3/11] An ECS was submitted to the City on January 19th, 2011. The ECS was required
as the site is within 500' of a natural habitat or feature. Key elements within the ECS are the
following:
1. The closest confirmed population for a Preble's Meadow Jumping Mouse is over four
miles northwest of the project site.
2. No suitable habitat for listed special status species exists within or immediately
adjacent to the project site.
3. Some suitable nesting sites for raptors were identified in the larger cottonwoods
adjacent to the project site, but no nests, old or new, were located within 500 feet of
either Tract during the consultant's site visit.
4. Wetlands surrounding the project area included an irrigation ditch approx. 250'
southeast of Tract A and within Pond 2. (Please note that though this site will utilize
this pond as a stormwater facility, this facility has already been designed and approved
for its current use (and this use is not changing) and thus, it does not need to be
reviewed unless the current use was changing. Please note that I have contacted D.A.
Black in Utilities, who is currently work with the Ridgewood Hills HOA; D.A. and I will
work together as this pond is brought back to a functioning level to ensure that
environmental issues at this site are addressed.)
5. Noxious weeds, including Canada thistle, field bindweed, and diffuse knapweed were
identified on site.
In response to this ECS, the City has reviewed the ECS and determined the only action that
should take place to address the ECS is a plan for removal of the noxious weeds prior to
construction. In addition, a station at the entry of the site is recommended to remove any
mud on construction vehicles to ensure that weed seeds are not transported off -site.
Page 10
Use these plant notes in place of number 3.
A permit must be obtained from the City forester before any trees or shrubs as noted
on this plan are planted, pruned or removed on the public right-of-way. This includes
zones between the sidewalk and curb, medians and other city property. This permit
shall approve the location and species to be planted. Failure to obtain this permit may
result in replacing or relocating trees and a hold on certificate of occupancy.
The project manager shall contact the City Forester to inspect all street tree plantings
at the completion of each phase of the development. All trees need to have been
installed as shown on the landscape plan. Approval of street tree planting is required
before final approval of each phase.
Department: Light & Power Issue Contact: Rob Irish
Topic: General
Number: 1 Created: 12/16/2010
[12/16/10] Electric Capacity Fee and Building Site charges will apply for this development.
Number: 2 Created: 12/16/2010
[12/16/10] Any relocation or modification to existing electric facilities will be at the expense
of the owner.
Number: 3 Created: 12/16/2010
[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
[12/16/10] Will the club house / pool need 3-phase power? The nearest 3-phase available is
at the Northeast comer of Avondale & Triangle. A C-1 form and One -Line diagram will be
required for the club house.
Number: 5 Created: 12/16/2010
[12/16/101 Electric and Gas meter locations on the Landscape plans do not match the
locations on the Site or Utility plans.
Department: Natural Resources Issue Contact: Lindsay Ex
Topic: General
Number: 9 Created: 12/17/2010
[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?
Topic: Natural Resources
Number: 7 Created: 12/17/2010
[12/17/10] Unless the ECS indicates a buffer zone is required on the property, note #14 on
the landscape plan can be removed.
Page 9
Number: 43 Created: 12/21/2010
[12/21/10] Grading Sheets: Please label all slope ratios.
Number: 45 Created: 12/21/2010
[12/21/10] Sheet 2 - what are the little symbols for that I highlighted on Bldg L. They're on
every building but not defined anywhere.
Number: 46 Created: 12/21/2010
[12/21/10] Erosion control required at the end of Avondale's flowlines. Also, please call out
the slope ratio. If higher than 4:1, will possibly need offsite grading and slope easements to
stabilize the road.
Number: 47 Created: 12/21/2010
[12/21/10] Phasing sheet -what about the road and the rest of the buildings? Which
parking lots? All of them? Note 1 needs to be changed - this information is required on all
sheets.
Number: 48 Created: 12/21/2010
[12/21/101 Existing contours need to be labeled and darkened up slightly. Very difficult to
see.
Number: 49 Created: 12/21/2010
[12/21/10] Please extend contours a minimum of 50' offsite.
Number: 50 Created: 12/21/2010
[12/21/10] Revegetation methods and specific notes must be provided in the utility plan set,
not just the landscaping.
Number: 51 Created: 12/21/2010
[12/21/101 Please show, label and dimension all easements.
Number: 52 Created: 12/21/2010
[12/21/10] Please provide the city signature block, all sheets.
Number: 53 Created: 12/21/2010
[12/21/101 Please provide water and sanitary district signature block.
Number: 56 Created: 12/21/2010
[12/21/10] Please provide cross sections of Avondale every 50' and provide all required
information.
Number: 75 Created: 12/22/2010
[12/22/101 From Erika Keeton in Pavement Management: Swelling soils will need to be
mitigated under pavements, curb, gutter and sidewalk.
Department: Forestry Issue Contact: Tim Buchanan
Topic: Site and Landscape Plans
Number: 76 Created: 12/22/2010
[12/22/101 Street tree species selection needs to be from the City street tree list.
Numbers of trees used on this project should be to Minimum Species Diversity 3.2.1 D. 3.
Page 8
Topic: Site Plan
Number: 57 Created: 12/21 /2010
[12/21/10] The site plan looks more like a utility plan. Please remove all utilities. Correct all
line over text. Label and dimension all sidewalks rather than providing a symbol off to the
side. Remove the word "min" in flag notes 2 and 3. Label all retaining wall heights.
Easement dedications need to match the plat. A 35' walkway spine is called out with a 5'
sidewalk?
Topic: Utility Plans
Number: 33 Created: 12/21 /2010
[12/21/10] Please remove the word "Preliminary" from the title.
Number: 34 Created: 12/21 /2010
[12/21/10] Under utility contacts: Monica Moore does not work for the City anymore.
Number: 36 Created: 12/21 /2010
[12/21/10] The legend needs correcting. See redlines.
Number: 37 Created: 12/21 /2010
[12/21/10] Call out all radii within the EAE so that we can determine if PFA's requirements
are being met.
Number: 38 Created: 12/21 /2010
[12/21/10] Street cuts must fall on the lane line or in the middle of the lane. Please take the
cuts out to the opposite flowline and adjust the one at the intersection of Woodrow and
Triangle from pc to pc and take the cut all the way across the driveways, from end of flare to
end of flare.
Number: 39 Created: 12/21 /2010
[12/21/10] All driveways must be perpendicular to the street they intersect (plus or minus 10
degrees) for the first 25' and cannot start a taper or turn within that distance.
Number: 40 Created: 12/21 /2010
[12/21/10] 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: 41 Created: 12/21 /2010
[12/21/10] No more than 750sf of drainage may discharge across the public sidewalks at
the driveways.
Number: 42 Created: 12/21 /2010
[12/21/10] The Ridgewood Hills 3rd Filing utility plans have expired 7 years ago so you will
need to design the road with this project.
Page 7
f. The District will provide additional comments with the submittal of the construction
drawings for review and approval.
Please contact Terry at 970-2263104, ext. 104, if you have any questions or need additional
information.
Number: 77 Created: 1/6/2011
[1/6/111 Don Kapperman of Comcast Cable TV indicated that he has no problems with
this development request.
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 30 Created: 12/21 /2010
[12/21/101 Retaining walls over 3' from bottom of footing to top of wall must have handrails
to prevent people from falling off them. Sidewalk widths must be increased by 2' where ever
a retaining wall abuts them.
Number: 31 Created: 12/21/2010
[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.
Number: 32 Created: 12/21 /2010
[12/21/10] Please show limits of development, all plan sets.
Number: 35 Created: 12/21 /2010
[12/21/10] The title on the plat does not match the title on the utility plans, neither does the
title on the elevations, site or landscape plan.
Number: 44 Created: 12/21 /2010
[12/21/10] Sight Distance easements required per Figure 7-16, LCUASS.
Number: 58 Created: 12/21 /2010
[12/21/10] Minimum drive aisle widths within the EAE must meet PFA's requirements.
Number: 59 Created: 12/21 /2010
[12121/10] Need interim and ultimate designs for Avondale, show removals and street cuts
in the ultimate and show how the proposed ties into existing in the interim, etc.
Number: 60 Created: 12/21 /2010
[12/21/10] Please see redlines for additional comments.
Topic: Site and Landscape Plans
Number: 54 Created: 12/21 /2010
[12/21/10] Please coordinate the comments under other sections and plan sets so that all
sets match.
Number: 55 Created: 12/21 /2010
[12/21/10] Please clearly show, label and dimension all retaining walls. See comment #30.
Page 6
2. 1 recall the client wanted two "short range" analyses. I'm having trouble understanding
the 2013 and 2015 evaluation differences. The dialog for 2013 states Tract T and N
plus background. The dialog for 2015 states fully developed plus back ground. Since
there are only two Tracts', T and N, and they are being analyzed in 2013, what is left to
additionally analyze in 2015? Reviewing the 2013 and 2015 "Total" turning volumes
only shows differences on the Trilby thru and College thru numbers, but no differences
for the turn lanes or internal streets. I assume from the Phasing that Phase 2 of Tract T
will not be built initially but there is no discussion of the phasing and the traffic
differences. Please revise the dialog to clarify the building timeline and number of units.
Also include discussion about the differences in Total traffic volumes between 2013
and 2015.
3. 1 also recall some discussion of possible senior residences and traditional multi -family
residences. Please include some discussion of the type of planned use of the
residences versus the Trip Gen evaluation types and if any reduction from those Trip
Gen rates were taken due to a multi -family use that may not generate traditional levels
of trips.
4. Traffic staff is reviewing and discussing the College/Triangle intersection currently and
will provide more on any possible changes after completing the review.
5. Traffic believes the access points on Avondale serving the two Tracts need to line up
or follow LCUASS separation distances.
6. The conclusion regarding trips (1st paragraph, IV. Conclusions) provides different
numbers than the Trip Generation table and discussion on page 9. Please review and
correct or provide discussion for the difference.
More comments may be forthcoming if there are further discussions on area traffic/roadway
aspects.
Topic: Utility Plans
Number: 74 Created: 12/22/2010
[12/22/10] Terry Farrill of the Fort Collins -Loveland Water District & the South Fort
Collins Sanitation District offered the following comments:
a. The District requires easements, on the District's standard easement form, for all
facilities that are not located within the public ROW. The Landscape Plan must conform
to District easement requirements such as no trees within the easement.
b. The need for air relief valves must be evaluated.
C. The District requires fire hydrants on the end of stubs for future phases. The fire
hydrants may be reused in the future phase. The sanitary sewer lines must end at a
manhole for future phases.
d. The meter and service capacity is exceeded on the Type I, II, III buildings and the
clubhouse.
e. The District will require additional water line valves for isolation. The location of the
valves will be identified with the submittal of the construction drawings.
Page 5
Color elevations would help in the review process;
- There is very little common open space provided for this somewhat dense project;
Garage elevation shows back side, the plans don't appear to have any garages that do
not have doors, this should be fixed;
Staff comments could change as we anticipate some design changes to the plan based
on our comments.
Department: Current Planning Issue Contact: Steve Olt
Topic: GIS
Number: 24 Created: 12/20/2010
[12/20/10] Tim Varrone of the City's GIS Department indicated that he has no problems
with this development request.
Topic: Landscape Plan
Number: 21 Created: 12/20/2010
[12/20/101 Eric Olson, the City's Water Conservation Coordinator, is forwarding a Water
Conservation Standards for Landscape COMMENT SHEET to the applicant/developer.
Topic: Neighborhood Services
Number: 22 Created: 12/20/2010
[12/20/10] Jim Colburn of the City's Code Enforcement Department indicated that he
has no problems with this development request.
Topic: Parks Planning
Number: 23 Created: 12/20/2010
[12/20/10] Craig Foremen of the City's Parks Planning Department indicated that he has
no problems with this development request.
Topic: Site Lighting
Number: 72 Created: 12/22/2010
[12/22/101 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: 2/3/2011
[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.
Topic: Site Plan
Number: 85 Created: 2/3/2011
[2/3/11] A detail is needed for the meter screens on the buildings.
Topic: Traffic Operations
Number: 81 Created: 2/3/2011
[2/3/11 ] Ward Stanford of Traffic Operations offered the following comments:
1. The speed limits stated in the TIS for Trilby and for Triangle Dr are both 5 miles higher
than posted. Please correct to 35 mph and to 25 mph respectively and revise any
analysis based upon the revisions.
Page 4
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.
Number: 73 Created: 12/22/2010
[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: 82 Created: 2/3/2011
[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: 2/3/2011
[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.
Number: 84 Created: 2/3/2011
[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.
Department: Current Planning Issue Contact: Emma McArdle
Topic: General
Number: 29 Created: 12/21 /2010
[12/21/10] At the meeting referenced in comment # 28, Planning Staff had the following
comments in addition to those mentioned previously:
- Show street lights on the Landscape Plan to verify that spacing requirements are met;
- Tree Species Diversity requirements shall be met during final compliance, a table with
% of each tree species shall be added to the Landscape Plan;
- Provide a fencing detail, who maintains the fence? You are using this existing fence to
meet the requirements of the LUC, therefore these things need to be addressed;
- Please pay particular attention to Section 3.2.1(D)(1) regarding buffering;
- What is the wall along the NW corner? How tall, what is its intended use?
- Provide a graphic showing that you meet the 10% minimum interior parking
landscaping requirement;
- Provide an example of the meter screens;
- Why are the pool and the club house separated? What is the program for these, it
seems they would work together, please provide more information on this;
- Several interior cross walks are needed, varied paving is a good option to delineate
walkways crossing drive aisles, needed especially for routes to the pool and club
house;
- Sidewalks are needed in some islands providing walkways to the amenities;
- Please take the utility information off the Site Plan and add it to the Landscape Plan.
Also adding fill to walkways and potentially other ground covers would make the site
plan easier to read;
- More bicycle parking is needed, preferably at least one rack per building;
- A cabana elevation is needed;
Page 3
Number: 71 Created: 12/22/2010
[12/22110] From Skip Armatoski, Thompson R2-J School District:
Referral Comments - #33-10 Ridgewood Hills Fourth Filing - Ridgewood Hills Residences
PDP (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.
Project Overview
The above -named project will consist of 180 one- and two -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.
Elementary Impact
At build out, this development is projected to produce a growth in enrollment of
approximately 20 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 10 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 15 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
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.
Page 2
STAFF PROJECT REVIEW
Citv of Fort Collins
J. Marc Hendricks - marc@hendrickscommunties.com Date: 2/7/2011
Hendricks Communities
7350 E. Progress Place #208
Greenwood Village, CO 80111
Staff has reviewed your submittal for RIDGEWOOD HILLS, 4TH FILING - RIDGEWOOD
HILLS RESIDENCES PDP - TYPE 1 (ref. #55-84), and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Building Inspection
Number: 20 Created: 12/20/2010
[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.
Topic: General
Number: 28 Created: 12/21 /2010
[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:
Section 3.2.1(E)(1) Buffering Between Incompatible Uses and Activities; and
Section 3.5.1(B) Architectural Character; Section 3.5.1@ Building size, Height, Bulk,
Mass, Scale; and, Section 3.5.1(D) Privacy.
Staffs recommendations are: 1) if there is to be a perimeter roadway along these 2 sides
then the setback from the property lines should include sufficient landscaping and possibly
other buffering elements to the single-family homes: 2) consider making Building D entirely
a 2-story building to provide a better transition from the single-family homes; 3) possibly
other 2-story building types could be provided (such as a row house concept) that could be
placed at a 25' setback from property lines, with the internal roadway inside the buildings.
A meeting was held with the developer to discuss our concerns and determine what
approach to take regarding the layout and design of the project. Another round of
development review for the PDP is necessary.
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