HomeMy WebLinkAboutRIDGEWOOD HILLS RESIDENCES - N.A. (33-10) - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCECAy of
ort Co ins
5. Section 3.5.2(C)(1) of the Land Use Code sets forth requirements for buildings Orientation
to a Connecting Walkway. Building Types "B" and "C" on the development plan may not
satisfy the requirements and may prompt the need for a Modification of Standard.
6. The proposed development project is subject to a Type 1 review and public hearing, the
decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for
this development request is not required to hold a neighborhood meeting for a Type 1
hearing, but if you would like to have one to notify your neighbors of the proposal, please let
me know and I will can help you in setting a date, time and location for a meeting.
Neighborhood Meetings are a great way to get public feedback and avoid potential hick -up
that may occur later in the review process.
7. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color coded flowchart with comprehensive, easy to read information on each
step in the process. This guide includes links to just about every resource you need during
development review.
8. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
hftp://www.colocode.com/ftcollins/landuse/begin.htm.
9. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for
a Modification of Standard.
10. Please see the Submittal Requirements and Checklist at:
hftp://www.fcgov.com/currentplanning/submiftals.php.
11. The request will be subject to the Development Review Fee Schedule that is available in the
Community Development and Neighborhood Services office. The fees are due at the time
of submittal of the required documents for the appropriate development review process by
City staff and affected outside reviewing agencies. Also, the required Transportation
Development Review Fee must be paid at time of submittal.
12. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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/ .Collins
12. A 100' temporary turnaround is required at the end of Avondale. You may construct one
either onsite or offsite. If offsite, an access easement and temporary construction
easement is required from the neighboring property owner. A letter of intent from that
owner is required prior to scheduling a public hearing with the acutual easements
dedicated prior to final plan approval. A cash escrow to remove the turnaround in the future
plus a 25% contingency is required prior to the issuance of the first building permit. If
constructing the turnaround onsite, then a cash escrow for the removal of the turnaround
plus constructing the remaining street frontage is due as above.
13. No structures of any kind (including overhangs, footers, foundations, etc.) are allowed
withing an easement.
ELECTRIC ENGINEERING
Contact: Justin Fields, 970-224-6150, ifields(g-fcgov.com
1. Meter, streetlight, and transformer locations need to be coordinated with Light and Power
Engineering (970-221-6700). A cost estimator for Light and Power charges is available at
the website: http://www.fcgov.com/electric/fee-estimate.php
BUILDING INSPECTION
Contact: Russell Hovland, 970-416-2341, rhovland(a)fcgov.com
1. Commercial and multi -family development proposals are required to have a pre -submittal
meeting with the Building Department prior to formal submittal. See attached letter with
more detailed information.
CURRENT PLANNING
Contact: Steve Olt, 970-221-6341, solt(&fcgov.com
1. Minimum parking requirements for residential development are set forth in Section 3.2.2(K)
(1) of the City's Land Use Code. They are based on the number of bedrooms per each
dwelling unit.
2. The LMN, Low Density Mixed -Use Neighborhood District, which Tract'N' is in, has a
minimum residential density requirement of 5 dwellings per net acre and a mxximum
residential requirement of 8 dwelling units per gross acre. However, if the project is
proposed to be qualified affordable housing on 10 acres or less then the density can be up
to 12 dwelling units per gross acre.
3. The MMN, Medium Density Mixed -Use Neighborhood District, which Tract'T' is in, has a
overall minimum average density requirement of 12 dwelling units per net acre.
4. City staff is strongly recommending that the applicant/developer conduct a neighborhood
meeting prior to formal submittal of a Project Development Plan. Even though the proposed
development will be subject to an Administrative (Type 1) review and public hearing in front
of a Hearing Officer, which does not require a neighborhood meeting, there could be
concerns about or opposition to the development proposal. Because of that possibility it is
far better to introduce yourself and the plan to neighbors at an informal meeting than at the
public hearing near the end of the development review process.
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Cfty of
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to be placed on both the front and rear of every unit. 2006 International Fire Code 505.1
11. CUL-DE-SAC
Any fire apparatus access road that exceeds 150 feet in length is required to have a a
turnaround with a diameter of at least 100 feet.
12. CLUBHOUSE
If the clubhouse has an occupant load of 50 or more, it will become an Assembly
occupancy and must meet applicable requirements for means of egress, fire sprinklers and
occupant load signs.
ENGINEERING DEVELOPMENT REVIEW
Contact: Susan Joy, 970-221-6581, sioy(cDfcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
2. Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see
hftp://www.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this
project, shall be replaced or restored to City of Fort Collins standards at the Developer's
expense prior to the acceptance of completed improvements and/or prior to the issuance
of the first Certificate of Occupancy.
4. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and
determine if a traffic study is needed for this project.
5. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS).
6. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
7. Utility plans and a development agreement will be required for this project.
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
9. Avondale Rd was designed with the Ridgewood Hills 3rd Filing and you may use and
construct the road along your frontage using that design. Your design must tie into it.
However, if you wish to change Avondale's street elevation for instance, then a new design
will be required plus the 1000' of preliminary offsite design.
10. Parking setbacks apply, please see chapter 19 of the Larimer County Urban Area
Standards.
11. Please see the Ridgewood Hills PUD 3rd Filing plat for existing easements on the
property. If replatting, then the existing access easement can be vacated by plat. If not
replatting, then additional TDR Fees apply per dedication or vacation.
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Cfty of
rt Collins
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fire -alarm system. 2006 International Fire Code 506.1; PFA BUREAU POLICY 88-20
5. FIRE DEPARTMENT CONNECTION
Fire department connections shall be installed remote from the buildings, 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
6. REQUIRED ACCESS
Fire access roads (fire lanes) shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the PFA's jurisdiction when any
portion of the facility or any portion of an exterior wall of the first story of the building is
located more than 150 feet from fire apparatus access as measured by an approved route
around the exterior of the building or facility. This fire lane shall be visible by painting and
signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for
approval prior to installation. In addition to the design criteria already contained in relevant
standards and policies, any new fire lane must meet the following general requirements:
- Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of
supporting fire apparatus weights. Compacted road base shall be used only for temporary
fire lanes or at construction sites.
- Have appropriate maintenance agreements that are legally binding and enforceable.
- Be designated on the plat as an Emergency Access Easement.
- Maintain the required minimum width of 20 feet throughout the length of the fire lane (30
feet on at least one long side of the building when the structure is three or more stories in
height).
If the building is equipped throughout with an approved automatic fire -sprinkler system, the
fire code official is authorized to increase the dimension of 150 feet.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D
7. TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of 25 feet
inside and 50 feet outside 2006 International Fire Code 503.2.4 and Appendix D103.3
8. 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?)
PLEASE NOTE: This comment pertains to a swimming pool.
FCLUC3.4.5
9. CABANA?
What exactly is the cabana and what are its features?
10. ADDRESS NUMERALS
Address numerals shall be visible from the street fronting the property, and posted with a
minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown
brick are not acceptable). Due to building configuration, address numerals will be required
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City of
Fort Collins
the original system did not include water quality treatment.
3. The design of this site must conform to the drainage basin design of the Fossil Creek
Drainage Master Drainage Plan as well the City's Design Criteria and Construction
standards.
4. Stormwater development fees are $6,313/acre ($0.1449/sq.ft.) for new impervious area
over 350 sq. ft. In addition, there is a $1,045/acre ($0.024/sq.ft.) review fee. No fee is
charged for existing impervious area. These fees are to be paid at the time each building
permit is issued. Information on fees can be found on the City�,s web site at
hftp://www.fcgov.com/utilities/builders-fees.php or by contacting Jean Pakech at 221- 6375.
PARK PLANNING
Contact: Craig Foreman, 970-221-6618, cforeman(&fcgov.com
1. No comments
FIRE AUTHORITY
Contact: Carie Dann, 970-219-5337, CDANN(&poudre-fire.org
WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district having
jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum
requirements based on type of occupancy. Minimum flow and spacing requirements
include:
- Commercial and multi -family dwellings 1,500 gpm at 20 psi residual pressure, spaced
not further than 300 feet to the building, on 600-foot centers thereafter
- Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced
not further than 400 feet to the building, on 800-foot centers thereafter
- Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced
not further than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic fire sprinkler
systems.
2006 International Fire Code 508.1 and Appendix B
2. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3
shall be provided throughout all buildings with a Group R (Residential) fire area. Residential
or quick -response standard sprinkler heads shall be used in dwelling units and guest -room
portions of the building. 2006 International Fire Code 903.2.7
3. FIRE LINE REQUIREMENT
Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line
unless hydraulic calculations can support a smaller fire line. NFPA 13 (2007) 23.1.3
4. KEY BOXES REQUIRED
Poudre Fire Authority requires a key box ("Knox Box") to be mounted in approved
location(s) on every new building equipped with a required fire -sprinkler system or
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CRY of
Fort Collins
WATER -WASTEWATER ENGINEERING
Contact: Roger Buffington, 970-221-6854, rbuffington(cDfcgov.com
1. Water and wastewater service in this area are provided by the Fort Collins -Loveland Water
District and the South Fort Collins Sanitation District.
TRANSPORTATION PLANNING
Contact: Matt Wempe, 970-416-2040, mwempe
1. Avondale Road is designated as a collector street in the Master Street Plan. The plans
need to show striping for on -street parking and bicycle lanes consistent wtih Avondale west
of Triangle.
2. The eastern pedestrian crosswalk of the Avondale and Triangle roundabout must have the
same enhanced crosswalk treatment as the other three roundabout crossings.
3. Where will bicycle parking be located? The ideal location is a hard surface, secure, well -lit,
and protected from the elements. In -building bicycle parking is encouraged.
4. Directional ADA ramps are required for all pedestrian crossings.
S. Pedestrian crossings and ramps will be required at Woodrow and Triangle and Avondale
and the private driveway.
6. How will the sidewalk between the tennis courts and the clubhouse connect across the
parking lot?
STORMWATER ENGINEERING
Contact: Glen Schlueter, 970-224-6065, gschlueter(cDfcgov.com
1. The design engineer needs to review the drainage study for Ridgewood Hills Third Filing
dated June 2000. In that report, Tract N was left to drain as it did historically, but in the
future, the plan was to drain it through either Pond 1 to the north or a pond to the south.
Tract T does drain to the south pond through a 36 inch pipe, but it appears the percent
impervious used was for the existing undeveloped land. Therefore, the SWMM will need to
be updated with the proposed percent imperviousness. It appears both ponds may be
oversized so there may be volume available for additional detention. The as -built volumes
need to used in the model as well. The latest rainfall intensity curves need to be applied
since the modeling used was the old rainfall. In addition there is a 'Preliminary Drainage
and Erosion Control Study for Ridgewood Hills Fourth Filing" prepared by Loonan and
Associates, Inc. that designed a drainage system for both of these parcels. It was never
approved but it may aid the design engineer in designing the system for this proposal.
2. Water quality treatment is also required as described in the Urban Storm Drainage Criteria
Manual, Volume 3 - Best Management Practices (BMPs). Extended detention in the
existing ponds is probably the easiest way to treat the runoff. However, if the existing
ponds are used, the water quality capture volume will need to be calculated for the entire
area draining to them. An option would be to provide onsite water quality treatment since
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CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: June 28, 2010
Item: Ridgewood Hills Residential
Applicant: Marc Hendricks
7350 East Progress Place, # 208
Greenwood Village, CO 80111
marc@hendrickscommunities.com
Land Use Data:
"ICof
.- ColElns
The Conceptual Development Plan for Ridgewood Hills Multi -family project consists of a plan for
development of two parcels, each approximately 5 acres in size. Tract N is zoned as LMN, with a
very small corner of the tract zoned MMN. Development of this site will include 40 residences
contained in 5 separate, two story buildings. Each building is proposed to contain 8 apartment
residences, in order to comply with the permitted uses for the LMN district. Two bedroom units are
proposed. Tract T is zoned MMN in its entirety. The development proposal includes 136 residences,
in 4 separate buildings on this parcel. The buildings will include a mix of one and two bedroom units.
The buildings will be three -level structures with two -level ends. The buildings will vary in size, with 44
residences in the largest building and 16 residences in the smallest building. There is a clubhouse of
approximately 3,500 square feet proposed on this site.
Comments:
ZONING
Contact: Jenny Nuckols, 970-416-2313, jnuckols(a�fcgov.com
1. The properties are located in the LMN and MMN zoning districts (Low -density mixed -use
and Medium -density Mixed -use) Both districts require a Type 1 review process.
2. Parking for residential is based on the number of bedrooms per unit. See Section 3.2.2(K)
for minimum standards as well as 3.2.2(K)(5)for handicap parking space requirements.
3.2.2(C)(4) for bicycle parking.
3. Provde trash/recyclabe enclosures to meet needs of the development. Enclosures should
be built to match the buildings.
4. Provide a landscape plan showing all site landscaping, street trees, perimeter landscaping
around buildings. Note plant counts and types. See 3.2.1 for landscape standards and
requirements.
5. Provide buidling elevations showing building heights, colors, materials etc.
Page 2 of 8
City of
Fort Collins
June 28, 2010
Marc Hendricks
7350 East Progress Place, # 208
Greenwood Village, CO 80111
RE: Ridgewood Hills Residential
Dear Marc,
Community Development and
Neighborhood services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970,224.6134 - fax
fcgov. com/currentplanning
Attached, please see a copy of Staffs comments concerning the request referred to as the
Ridgewood Hills Residential, which was presented before the Conceptual Review Team on
June 28, 2010.
The comments offered informally by staff during the Conceptual Review will assist you in
preparing the detailed components of the project application. Modifications and additions to
these comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in the review
process, please feel free to contact me at 970-221-6341.
Sincerely, /
&%, U
Steve Olt
City Planner
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 — (970) 221-6750 - FAX (970) 224-6134