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Home My WebLink AboutRIDGEWOOD HILLS 4TH FILING, TRACTS N & T - PDP - 55-84N - CORRESPONDENCE - (13)Number. 2 Created. 1111912004 [11119104] please note the building height and proposed materials on the elevation sheet Completed, see elevations. I appreciate your time in reviewing these plans. If you have any further questions, please feel free to contact me. Sincerely, Terence C. Hoaglund, ASLA Cc George Hart, Progressive Living Structures Jim Loonan, Loonan and Associates Steve Lund, King Surveying Ridgewood Hills Tracts T & N Response #1 to city comments 3/8/05 11 Topic: Retaining wall Number. 51 Created., 1113012004 [11130104] At final, please provide retaining wall deatil as well as top and bottom of wall elevations Noted Topic: Water Quality Number. 60 Created: 12/3/2004 [12/3/04] At final please make sure that a water quality outlet structure and the appropriate water quality capture volume is designed into the pond in order to meet updated City requirements. Noted. Department: Transportation Planning Issue Contact: David Averill Topic: Transportation Number. 46 Created: 1113012004 [11/30/04]Sheet 7. Preliminary Utility Plans. Please provide crosswalk ramps on the south side of Avondale at the intersection of Woodrow to facilitate an accessible crossing of the Avondale. Also, the crosswalk ramps at all comers need to be directional. Completed Number. 48 Created: 1113012004 [11/30/04]Sheet 7: Preliminary Utility Plans. Is the walkway connection from this project to Payton Drive at* grade as it crosses the drive aisle near lot 10? Ramps need to be added here if not. Completed, this ramp was added. Number. 52 Created.- 1113012004 V 1/30/04]The TIS states that there are bikelanes on Avondale and portions of Triangle Dr but these do not show up anywhere in the plan set. Please show and call out existing bike lanes as well as any new bike lanes that will be constructed with this project either on the utility plans OR provide a signing and striping plan. I am particularty interested in understanding how the bike lane design is handled at the roundabout intersection of these two roads. Thank you. Completed, see utility plans. Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number 1 Created. 1111812004 [11/18/04]Remove topo lines form final site plan Noted. Ridgewood Hills Tracts T & N Response # 1 to city comments 3/8/05 10 Department: Police Topic: General Number. 61 12/7/2004 [12/7/04] No comment Department: Stormwater Utility Topic: Drainage Basin Design Issue Contact: Joseph Gerdom Created: Issue Contact: Basil Hamdan Number. 45 Created: 11/30/2004 [11130104] It is unclear how the site is being graded as the proposed grading was not shown on the grading plan. Please explain where Basin J is going as this part of the site appears to be draining with no control to the east. City regulations do not allow flows to be draining onto neighboring properties that are in excess of historic rates. Please make sure that not only the rates are not exceeded, but also that these flows are not concentrated in a manner that is different than historical. Since Basin I is being directed towards Triangle Drive, it is not clear that the downstream conveyance capacities were sized to accommodate these flows, please provide supporting documentation from the Shenandoah development showing what was assumed to be coming from this site and make sure that the actual flows from this site do not exceed the assumed rates. Topic: Grading Number. 47 Created: 1113012004 [111301041 Please show how the grading will tie to adjacent property to the east and to the south. Make sure no adverse impact will happen to existing lots, and no flows are drained onto the property to the east. The grading was added. Topic: Overflow Number. 49 Created: 11/30/2004 [11130104] Provide an overflow location and analyze that condition for the inlets on Avondale Road and for the proposed detention pond. The overflow was added and inlets on Avondale was added to reduce the bypass flow to less than 0.5 cfs during an 100 year storm. Topic: Plat Number. 50 Created: 1113012004 [111301041 Will the exiting drainage easement on Tract T be vacated by this plat, if it is need to show how the flows that were routed through that easement are now being handled. The existing easement covering part of Lots 29, 37 and 38 will need to be vacated to allow development to take place in this area. The existing drainage easement is being vacated. Ridgewood Hills Tracts T & N Response # 1 to city comments 3/8/05 Number 55 Created: 12i2/2004 [12/2/04] PREMISES IDENTIFICATION: Approved numerals or addresses shall be provided for all new and existing building in such a position as to be plainly visible and legible from the street or road fronting the property. 1997 UFC 901.4.4 A. In Multi -story buildings the following requirements shall pertain. 1. The first floor units shall be designated with 100's. 2. The second floor units with 200's 3. The third floor units with 300's, and so forth. B. All brass letters and numerals shall be posted on a black background. C. Some multi -family layouts may require address postings from the back side as well as the front of the buildings. D. A clockwise addressing pattern shall be maintained. We have provided an addressing map detail on the site plan Number. 56 Created. 12r2/2004 [12/2/04] A man door shall be provided which allows access into the living quarters without having to go through the garage. All units have man doors directly into the living unit. Number. 57 Created. 12/212004 [1212/04]WATER SUPPLY. Commercial No commercial building can be greater then 300 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2 Noted Number. 58 Created: 121212004 [12(2/04] WATER SUPPLY.- Residential (Within GMA) No Residential building can be greater then 400 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 800 feet along an approved roadway. Each hydrant must be capable of delivering 1000 gallons of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2 Noted. Number. 59 Created: 12WO04 [1212104] STREET NAMES: Street names shall be verified and reviewed by County / City Planning Dept. prior to being put in service. 1997 UFC 901.4.5 Noted. Ridgewood Hills Tracts T & N Response #1 to city comments 3/8/05 Noted Number. 42 Created: 1113012004 [111301041 Will need to coordinate meter locations with Light & Power for single-family attached. Meters need to be ganged on one end of the units. Noted Number. 43 Created: 1113012004 [11130104] Recommend utility coordination meeting for single-family attached on Tract T due to limited space for all utilities. Noted Number. 44 Created: 11/30/2004 [I W0/04] Electric Capacity fees and Building Site charges will apply for this development. Noted Department: Natural Resources Topic: General Number. 53 121112004 (12/1/04] No issues at this time. Department: PFA Topic: General Issue Contact: Doug Moore Created: Issue Contact: Michael Chavez Number. 54 Created: 12/2/2004 [12/2/04] REQUIRED ACCESS: A rife lane is required. The fire lane shall be visible by painting and signage, and maintained unobstructed. 1997 UFC 901.2.2.1; 901.3; 901.4.2, 902.2.1; FCLUC The criteria for a required fire lane contain several conditions that must be met. 1. The minimum width shall be 20 feet. 2. Inside turning radius shall be 25 feet and outside turning radius shall be 50 feet. 3. Compacted road base shall be used during the construction phase only. The permanent fire lane shall consist of asphalt or concrete and shall be required to support 40 tons. The fire lane shall be platted as an "Emergency Access Easement" on the final plat. Buildings three stories or more in height must have access to a 30 foot unobstructed access roadway on at least (1) one side for aerial operations. PFA Policy 85-5 (B) We have provided a 20 foot emergency access easement with an outside turning radii of 50 feet, and an inside turning radii of 30 feet, which is greater than the minimum standard of 25 feet. Ridgewood Hills Tracts T & N Response #1 to city comments 3/8/05 • Number 32 11/30/2004 [11130104] The maximum grade approaching an intersection is 4% (LCUASS 8.2.48) Acknowledged and revised. Created: Number 33 Created: 1113012004 [111301041 Please remove note 2. Pavement designs shall be approved separately by the City Engineer. The note was revised. Number. 34 Created: 1113012004 [11130104] Street details - add drawing 708, remove 1603, add the new ramp details, and add typical cross - sections for Avondale and Triangle. Completed, see plans Number. 36 Created: 1113012004 [11130104] Using the centerline curve values from the plat: The ratio between the two curves on Woodrow needs to be 1.5 or less (currently 1.7). The tangent between the two curves needs to be twice the minimum (100'), or 200' (currently 93), Please review LCUASS Chapter 7. Number. 37 Created: 1113012004 [11130104) Please provide centerline profiles through intersections. Completed. See Utility Plan Text Department: Light & Power Issue Contact. Rob Irish Topic: General Number. 39 Created: 1113012004 [11130104] Electric facilities are existing along Triangle Dr. adjacent to the site. Any relocation or modification to existing electric facilities will be at the developers expense. Noted Number. 40 Created: 1113012004 [11130104] Power for single-family lots on Tract N will be provided from the front of the lots. Power will not be provided in the alley. Noted Number. 41 Created: 111302004 [11130104] Will need to coordinate transformer locations with Light & Power for single-family attached on Tract T. Transformers need to be within 10' of a paved surface and cannot be placed in the parkway. Ridgewood Hills Tracts T & N Response #1 to city comments 3/8/05 • Number 18 Created: 1113012004 [111301041 Please label all sidewalk, parkway, and driveway widths (to standard). Completed. Number. 19 Created., 1113012004 [111301041 Label ROW width on Triangle, which is a collector, not a connector. Completed. Right of way width labeled as agreed upon with staff. Number.' 20 Created: 1113012004 [11130104] Please use the current standard directional ramps at street comers, and include the current ADA details as well. Completed. Topic: Woodrow Drive plan and profile Number. 28 1113012004 [11130104] Lots of information is missing, even for preliminary. redlines for any additional comments not provided below. Acknowledged. Created: Please see the utility plan checklist and Number. 29 Created: 1113012004 [11/30/04] Please label curb return radii and ROW radii at comers as well. Additional ROW at street comers is required to accommodate the current ramp detail (attached). Completed, see plans. Number. 30 Created: 1113012004 [11130104] Where drive -over curb and gutter is proposed, an additional foot of ROW is required for that side of the street. On the plan and profile sheet, please label the types of curb and gutter used on the plan view. For an example, please see the Lind plans (C-3 1989) Also, please dimension the centerline of the road to the edge of the ROW, since it will be uneven due to the different curb and gutter types on each side of the street. Please provide details for the atypical transition/cross-pans needed at the intersections. The ROW was increased to 51 feet to account for the different types of curbs and detail of the intersections were added. Number. 31 Created: 1113012004 [11/30/04] Label the horizontal curve(S?) and provide radii and lengths. Completed, see plans Ridgewood Hills Tracts T & N Response #1 to city comments 3/8/05 • Number. 9 Created: 1113012004 [11130104] Emergency access easements require 25' interior radii and 50' exterior radii (same center point) around curves unless otherwise approved by PFA. Revise as needed. Also, Emergency Access Easements should be located in the drive aisle only, and should not overlap parking, curbing, landscaping, or any other impediments. We have provided a 30 foot interior turning radii, which is larger than a 25 foot radii, and is needed for the 20 foot emergency access easement. Number. 10 Created: 11/30/2004 [11130104] Please call out emergency access easements as such. Access easement only means that any member of the public can use that area, but doesn't cover PFA's concems. Completed, see plat. Number. 11 Created: 11/30/2004 [111301041 Who will own and maintain Tracts A, 8, and C? The Homeowners Association will own and maintain the tracts and is noted on the plat as such. Number. 12 Created: 1113012004 [111301041 Several lots are shown to overlap a drainage easement, and while it would be possible to still build structures on Lots 37 and 29, Lot 38 would be unbuildable. Can the easement be vacated within these lots? Please work with the Stoanwater Department. This easement is being vacated. Number. 13 Created: 1113012004 [11130104] Please correct plat language as redlined. Completed, see plat. Topic: Site plan Number. l6 Created: 11/30/2004 [11130104] The site plan labels the utility easement as 9' along Avondale, but it scales out at 15'. Please revise. Completed, this has been revised to 9 feet. Number. 17 Created: 1113012004 [11130104] Please show all easements on the site plan. Completed. Ridgewood Hills Tracts T & N Response #1 to city comments 3/8/05 Number 26 1113012004 [111301041 Label retaining walls. Completed, see plans. Created: Number. 27 Created: 1113012004 [11/30/04] Since the single-family lots are so narrow along the east side of Woodrow and the south side of Triangle east of Woodrow, please show service locations and driveway locations now. It needs to be seen whether everything can fit, along with the street trees. Completed, see typical on site plan. Topic: Plat Number. 3 Created: 1113012004 [111301041 Regarding the vacation statement: The parties to which the easements are dedicated are the ones that must sign this plat in order to vacate those easements. To whom were the easements dedicated? Completed, see plat. Number. 4 Created: 1113012004 [11130104] Add the sight distance easement restrictions to the plat. Completed, see plat. Number. 5 Created: 11/30/2004 [11130104] Show match lines on sheets 3-6 and/or reduce the scale of the drawings - the large scale makes the plat confusing. This plat could probably fit on 1-2 sheets and would be much clearer to see what's going on that way. Completed, see plat. Number. 6 Created: 1113012004 [111301041 Sheet 2: What exactly is this sheet supposed to be? Is it really necessary? Completed, see plat. Number. 7 Created: 1113012004 [11130104] Showfiabel how ROW was dedicated for Triangle and Avondale. Are the existing ROW widths adequate to meet the current Master Street Plan? Both Avondale and Triangle are collectors (with parking) on the Master street plan, with 76' of ROW standard. Completed, see plat. Number. 8 Created: 11/30/2004 [111301041 Please label the Sight Distance Easements as such (not site distance triangles). Completed, see plat. Ridgewood Hills Tracts T & N Response #1 to city comments 3/8/05 Topic: Grading Number. 21 Created: 1113012004 [111301041 It appears as though the only place where proposed grading is shown is for the large pond at the southeast comer of the site. Please show proposed grading for the rest of the site as well. The proposed basin lines do not seem to work with the existing grading. Also, show existing grading for at least 50' offsite so that it can be seen whether the proposed grading will work with the offske grading. This has been completed, and provided in the plan sets. Number. 22 Created: 1113012004 [11130104] Please provide details of all retaining walls, and label top and bottom of wall elevations along the walls. Please use a distinct lineweight for retaining walls. This detail has been added to the utility plans. Topic: Landscape plan Number. 14 Created. 1113012004 [11130104] Please show utility locations on the landscape plan, including services, and add the utility separation note calling out required distances between utilities and trees/shrubs. The utilities have been shown on the landscape plans, with the utility separation note added. Number. 15 Created.- 1113012004 [11130104) Show all sight distance easements on the landscape plan. The site distance easements have been added. Topic: Overall Utility plan Number. 24 Created: 11/30/2004 [11/30/04]Please label/dimension ROW and easements, all sidewalk, parkway, and driveway widths. Completed, see plans. Number. 25 Created: 1113012004 [11130104] Driveways should be a minimum of 28' for the ones shown. Driveways not yet shown for single- family lots can be min. 12' wide. Completed, we have shown 28 foot wide driveways for the townhomes, that then taper down to the 20 foot access drives. The shared drives in the duplex area do not meet the requirements for the 28 foot wide approach, and are shown at 20 feet. The driveways for the front loaded units have been shown on the site plan and utility plans as well. These are shared driveways for two lots at 30 feet wide. Ridgewood Hills Tracts T & N Response#1 to city comments 3/8/05 t • • L a n d.s c a p e A r c h i t e c t u r e S i t e P :a n n i n g G r a p h i c s March 8, 2005 Steve Olt, Project Planner Current_ Planning Division City of Fort Collins . 281 N. College Avenue Fort Collins, CO 80524 Dear Steve, Attached are revisions to the preliminary development plans for RIDGEWOOD HILLS, 4TH FILING, TRACTS N & T, PDP - #55-84N. They have been revised in response to City staff and agency review comments. The comments'made and revisions requestedhave been addressed as follows: Department: Engineering Issue Contact: Katie Moore Topic: General Number. 23 Created. 1113012004 [11130104] Please use directional ramps with ADA truncated'domes at all street intersections. Please provide an additional ramp on the south side of Avondale to align with a ramp from Woodrow Drive. This had been addressed on the plans as requested. Number. 35 Created: 1113012004 [11130104] Triangle Drive is designated as a collector (with parking) on the Master Street Plan. As such, it would have a standard ROW of 76'. This development is responsible for ensuring that its half (38' from the Centerfine of Triangle) is dedicated with this project. This development is also responsible for ensuring that Triangle complies with the master street plan as it is constructed. Discussions within the Transportation Coordination group at the City resulted in the following: in order to comply with the requirement for Triangle to be a collector along this development's frontage, it should design and construct inset parallel parking areas.along its Triangle Drive frontage. Prior to the next round of review, please call to arrange a meeting regarding this design. ` Per our meeting with the city, we have provided the lane as requested, added parking bays to the south side of Triangle Drive (except for at lot 19) with a 6 foot attached walk. The ROW has been placed at the back of the walk. This would provide for a total % ROW of 32 feet at the parking bays, and 30 feet at lot 19. This is necessary to keep a suitable building envelope on lot 19. Number. 38 Created: 1113woo4 [11130104] The utility plan checklist was reviewed for preliminary items only. Additional comments will appear with more detailed review. Acknowledged. Ridgewood Hills Tracts T & N Response # I to city commengc i i s c �34$ip� r v I 'l a g e. 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-9125 • Fax:(970) 494-0728 i