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Home My WebLink AboutRIDGEWOOD HILLS RESIDENCES (4TH FILING) - PDP - 33-10 - CORRESPONDENCE - (39)FORT COLLINS•LOVELAND WATER DISTRICT v / � T-1 (0 SOUTH FORT COLLINS SANITATION DISTRICT r December 22, 2010 Mr. Steve Olt City of Fort Collins Current Planning P.O. Box 580 Fort Collins, CO 80522 RE: #33-10 Ridgewood Hills, 4a Filing — Ridgewood Hills Residences PDP — Type I First Submittal Dear Mr. Olt, The Fort Collins - Loveland Water District and the South Fort Collins Sanitation District have reviewed the above mentioned project and submit the following comments. 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 not trees within the easement. The need for air relief valves needs to be evaluated. 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. The meter and service capacity is exceeded on the Type I, II, III and The Clubhouse. 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. The District will provide additional comments with the submittal of the construction drawings for review and approval. Please do not hesitate to contact me at 226-3104, ext. 104, if you have any questions or require additional information. Respectfully, Mr. W. Farrill, P.E. District Engineer xc: Mr. Michael D. DiTullio, District Manager Mr. Mike Oberlander, P.E. 5150 Snead Drive, Fort Collins, CO 80525 Phone (970) 226-3104 Fax (970) 226-0186 I 1W 1W ID AFFORDABLE HOUSING ®r ® PROJECT COMMENT SHEET LL J J J Planning and Zoning DATE: December 8, 2�010 + 1. 8 e saaD1 w5lov PGA-T o-u��A+�� E s e'v5E. z. -rNC 0.451.5 aF 6&A+e/.✓65 TO: Technical Services--"',-' T'� ^'�E ' ^' �-' E X7i4 TES &&� I7o E S No-r M A--r'GH D 15 rA-nJ aE t> r{ &-.J .J O AJ 5 ft 15 ET z o F 5 u 13 D I✓ I S r o-. J Gz:?4'4 T," 3, Ft-C—A56 0,094156-r T1445 p s 5?�9 TErYt l '5FGEE7-2 O p-TfIF PROJECTfLANNER: Steve Olt 11-13 4AI -rMe,- >c�cY_ Acc�sS �.¢a>cyrExrr. PGERSE G'o 2�2�GT 7f e GN #33-10 RIDGEWOOD HILLS, FOURTH FILING - RIDGEWOOD HILLS RESIDENCES PDP — TYPE I �j, PGE//SE APP rhlSSlti/G IJ,¢TA Fog 6 -7::�' rH 6U 6_C>r ✓r S1o,v P64T. Z�eC- Please return all comments to the project planner no later than the staff G, �G�i9-SE�4oD A LEG/fL review meeting 7��'Oi1� � Sf-1 EE-T 1 ° 71kE S�T� P41ws, 7. 1 P 5KEE7s 9 - /& of TFIs EL�✓A?iai✓S L�G�/?i•JG Pta9r✓5 £tile'!' INGe/DE-Z' /A/ F%?I,bVe, fcember 22, 2010 7N� P2o'r►'t ��>✓ �T $ Tp/�� /�2E GiN� bvElL 7-EXT/5.50ES pA) vim/ -[EIS Z—S OFf7L� S/TE PMAX. Note- Pleae identL your redlines for future reference 9, �G�itSE ,2EA'la,�E AGG Oti/iti/G EFt�,2£�/GES'' /,:4 r T%-lE 5u3Z%,✓15.aN Gear. !O. WE tWeat a P4>rGE� THAT '�Pi� D" IJpT BE- I,✓ Trl1' PL/fT —I Lam. ❑ No Problems '® Problems or Concerns (see below, attached, or DMS) Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat .Site _Drainage Report _Other Utility XRedline Utility Landscape 11" � Current Planning 281 N. College Ave. Fort Collins, CO 80524 970-221-6750 Number: 19 Created: 12/20/2010 TEMPORARY EAE Thank you for vacating the old, temporary EAE from Ridgewood Hills 3rd. Great housekeeping! Department: Zoning Issue Contact: Jenny Nuckols Topic: ZONING Number: 12 Created: 12/20/2010 [12/20/10] Site plan: Show and label building envelopes, footprints and note dimensions. Also show distances to property lines Number: 13 Created: 12/20/2010 [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 [12/20/10] 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 alight 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. Another round of development review will be necessary. Be sure and return all red -lined 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 call me at (970)221-6750. Yours Truly, Steve Olt City Planner Page 6 property included within the development plan and will not address the stormwater pond south of the project. 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 be working together as this pond is brought back to a functioning level to ensure that environmental issues at this site are addressed. 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. Number: 8 Created: 12/17/2010 [12/17/10] However, 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 utilize 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 [12/17/10] 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. 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. Page 5 '-r 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 due 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 sideways at the driveways. Department: Light & Power Issue Contact: Rob Irish Topic: General Number: 1 Created: 12/16/2010 [12/16/101 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 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 [12/16/10] 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: 6 Created: 12/17/2010 [12/17/10] The City is going to require an Ecological Characterization Study with this proposal, as per Section 3.4.1 of the Land Use Code that calls for an ECS if the proposed development is within 500' of an area identified on the City's Natural Habitat and Features Inventory. Staff requests this study be submitted no later than the second round of project review, if a second round exists, or as soon as possible. This ECS will only cover the Page 4 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. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 30 Created: 12/21 /2010 [12/21/10] Retaining walls over T 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 [12/21/101 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. 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. Page 3 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; - Color elevations would help in the review process; - There is very little common open space provided for a very 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 will change as we anticipate some major 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 [12/20/10] 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 Neighborhood Services Department indicated that he has no problems with this development request. Page 2 6aSTAFF PROJECT REVIEW City of Fort Collins 1_s J. Marc Hendricks - marc@hendrickscommunties.com Date: 12/21/2010 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. file #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 review, Planning staff has determined that the development plan as submitted does not satisfy several sections of the Land Use Code, to the extent that staff would be unable to support a recommendation of approval based on the layout and design primarily of Tracts A & B in the MMN District. The sections of the LUC that are of most concern, as they relate to the setbacks and buffering along the west and south sides of Tracts A & B, 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(C) 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 a setback of 25' - 50' should be provided that includes sufficient landscaping and other potential buffering elements to the single-family homes: 2) Building D must be 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. Staff recommends a meeting 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 is necessary. Page 1