HomeMy WebLinkAboutRIDGEWOOD HILLS RESIDENCES 4TH FILING - MAJOR AMENDMENT - MJA130003 - CORRESPONDENCE - (11)Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, Llynxwiler@poudre-fire.org
Topic: General
Comment Number: 02 Comment Originated: 05/29/2013
05/03/2013: EAE SECONDARY ACCESS POINT
Several discussion points arose during our development review meeting on 5/1/13 relative to
the secondary access point proposed off of Triangle Drive. The questions were: Shall the
secondary access be required? Are grass pavers acceptable? May bollards be installed to
prohibit unauthorized traffic on the EAE.
I have since met with Assistant Fire Marshal Ron Gonzales to discuss these issues and have
summarized the details here. Please contact me if you have questions or require further
clarification.
> The secondary access shall be required. This requirement will remain in effect until such time
as Avondale Road is extended and becomes a secondary connector and/or as such time the
fire department deems the secondary access point is no longer required. Language to this
effect may be included on the plat to allow for later removal of this portion of the EAE is so
desired in the future.
> Grass pavers are not permitted for surfacing of fire lanes. The fire lane shall have a hard
surface which meets fire lane specifications (fire lane specifications have been included as
comment no. 3).
> The fire lane shall be signed as per D103.6 of appendix D of the IFC with "NO PARKING FIRE
LANE" at both ends of the drive isle.
> Roll over curbs are permitted.
> Bollards are not permitted. A gate meeting the intent of 503.6 of the IFC shall be required at
Triangle Drive (approved gates & barricades conditions have been included as comment no.
4).
Comment Number: 03 Comment Originated: 05/29/2013
05/03/2013: FIRE LANE SPECIFICATIONS FOR SECONDARY ACCESS EAE
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead
clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Be visible by signage, and maintained unobstructed at all times.
2006 International Fire Code 503.2.3, 503.3, 503.4
Comment Number: 04 Comment Originated: 05/29/2013
05/03/2013: APPROVED GATES & BARRICADES ACROSS FIRE LANES
The bollards originally proposed will not be permitted. Where security gates are installed, they
shall have an approved means of emergency operation. The security gates and the
emergency operation shall be maintained operational at all times. The PFA would prefer the
installation of a gate at Triangle Drive which can be activated and opened from inside the cab of
a fire apparatus. If this condition cannot be met, we will accept a gate that is secured with a
Knox Padlock. The design and location of this gate needs to be reviewed and approved by
the PFA prior to installation.
05/01/2013: Ti subdivision plat identifies the owner and erl,...der of record which do not
correspond to the owner and engineer listed on the site plan, and the engineer is incorrect.
Given both documents require signature of the owner, the information should be coordinated.
Contact: Sheri Langenberger, 970-221-65735 slangenberger@fcgov.com
Topic: General
Comment Number: 21 Comment Originated: 05/01/2013
05/01/2013: The project owes an additional $4,649.25 for the PDP TDRFee.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/18/2013
04/18/2013: Staff would strongly recommend that the applicants work with the HOA to the south
to provide the trail connection. From an initial view of the site's grading, it appears that a trail
connection is not infeasible, and it would provide a logical connection to the HOA's existing trail
to the south of this property. Please let me know if we can be of help in coordinating this
discussion.
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/16/2013
04/16/2013: Light & Power has existing electric facilities at Triangle Dr. and Avondale Rd. Any
relocation or modification to existing electric facilities will be at owner's expense.
Comment Number: 2 Comment Originated: 04/16/2013
04/16/2013: Coordinate the electric service and meter locations with Light & Power
Engineering. Meters need to be ganged on one end of the building.
Comment Number: 3
Comment Originated: 04/16/2013
04/16/2013: Coordinate pad mount transformer locations with Light & Power Engineering.
Transformers need to be located within 10' of a drive -over surface. Maintain clearance of 8' in
the front and 3' on the sides and back.
Comment Number: 4 Comment Originated: 04/16/2013
04/16/2013: A C-1 form and a one -line diagram will be required for the club house. If 3-phase
power is anticipated for the club house contact Light & Power Engineering early on to
coordinate your power requirements.
Comment Number: 5 Comment Originated: 04/16/2013
04/16/2013: Electric Capacity Fee and Building Site charges will apply to this development.
Light & Power Engineering 970-221-6700.
Comment Number: Comment Originated: 04/16/2013
Comment Numbs. 27
uumment Originated: 05/29/2013
05/29/2013: With the classification of Triangle Drive as a collector on the master street plan, the
standard for sidewalk and parkway along Triangle Drive should match the design for Avondale
Road, a 5 foot wide sidewalk detached 8 feet from flowline. The proposal utilizes a 5 foot wide
sidewalk detached 5.5 feet from flowline. A 5.5 foot parkway (effectively 5 foot with the parkway
including the curb head) is narrower than our residential local street. In consultation with the
project planner, the project should be implementing the 8 foot wide parkway as being provided
on Avondale Road in accordance with the standard for the roadway classification for Triangle
Drive. Additional 2.5 feet of right-of-way should be dedicated for the back of walk to coincide to
the right-of-way.
Topic: Plat
Comment Number: 17
Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: The subdivision plat certificate of dedication and maintenance and repair
guarantee language needs to updated to newer adopted language.
Comment Number: 18
Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: The subdivision plat has a note regarding conveying easements specific to Fort
Collins/Loveland Water District & South Fort Collins Sanitation District while the City's certificate
of dedication statement indicates that the undersigned is conveying streets and easements laid
out and designated on the plat. Since both entities have statements regarding the dedication of
easements, it may call into question what are the easements being granted to City vs.
easement being granted to FCLWD/SFCSD. Granting specific easements to FCLWD/SFCSD
isn't a concern from my standpoint, though I'm wondering since their facilities are located in
areas that are labelled as U, D & EAE, it may be open to interpretation as to whether the U, D &
EAEs are being conveyed to the City, FCLWD/SFCSD, or both. Perhaps each easement
needs to be identified as to whom it is being dedicated to in order to leave out any ambiguity
and on top of the U, D & EAE is also easements specifically for FCLWD/SFCSD. Or if
acceptable to FCLWD/SFCSD, their statement might not have easements dedicated to them but
rather indication that the utility easements conveyed to the City are subject to restrictions set
forth in their note (and out updated plat language indicated in the previous comment has similar
restriction language). If the easements identified as " U" on the plat were intended to only be
dedicated to FCLWD/SFCSD, the City should still have easements for these areas as well for
City and other franchise utilities. If ultimately easements are intended to be dedicated to
FCLWD/SFCSD, it would seem that they need to sign the plat signifying their acceptance.
Comment Number: 19 Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: The vacation statement in the plat applying to the vacation of drainage and
temporary emergency access easements doesn't need specific sign off and acceptance by
the City. It should read something to the effect that certain easements described on the
recorded plat of Ridgewood Hills P.U.D. Third Filing recorded under reception no. are
hereby vacated by this plat. Drainage and temporary emergency access easement shown on
Tract T.
Comment Number: 20 Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: Bu ., access points onto Avondale Road appeal .- require sight distance
easements per the requirements in Figure 7-16 of the street standards. The amount of sight
distance is estimated in some regards with Avondale Road not designed to the east but does
appear to conflict with building placement. It should be noted that AASHTO has provided newer
criteria regarding sight distance that has resulted in the City accepting variances to the values
specified in Figure 7-16 resulting in typically a smaller required easement.
Comment Number: 22 Comment Originated: 05/29/2013
05/29/2013: The conversion of the driveway onto Triangle Drive from emergency access to full
access now results in an access separation from Woodrow Drive condition that does not meet
the "Corner clearance between driveways/alleys & street intersections" standards in LCUASS
Table 7-3 and would need either the driveway location to be modified to comply with the
standard (line-up with Woodrow Drive, or provide additional offset), eliminate the connection, or
limit the connection to emergency access only.
Comment Number: 23 Comment Originated: 05/29/2013
05/29/2013: The conversion of the driveway onto Triangle Drive from emergency access to full
access now results in an access separation from Woodrow Drive condition that requires sight
distance easement for viewing to the northeast of vehicles moving southwest along Triangle
Drive. If the submitted variance request to use 445 feet specific to the driveway out to Avondale
Road is applied here, the amount of sight distance appears to avoid the 6-unit building to the
north of the driveway, however the sight distance would be needed offsite of the development
onto Tract C of Shenandoah's HOA and it also appears sight distance easement would be
needed from the first homeowner east of this open space (if the 660 foot criteria is applied the
amount of sight distance may impact the 6-unit building along with additional homes to the east).
Comment Number: 24 Comment Originated: 05/29/2013
05/29/2013: No landscaping plan was apparently submitted. The conversion of the driveway
onto Triangle Drive from emergency access to full access now results in an apparent
incompatibility with the landscape plan from the previous round as the 28 foot wide opening as
a full access is wider than the 20 foot wide emergency access opening previously shown and a
tree was shown just north of the 20 foot wide emergency access. If the full access ultimately
remains, the landscaping plan needs to be modified to reflect the relocation, or loss the tree. In
general I need to coordinate with Traffic Operations on whether the amount and location of trees
within right-of-way that abut the sight distance easements should be modified.
Comment Number: 25 Comment Originated: 05/29/2013
05/29/2013: In general, the landscaping plan and plat should have been provided for this
review to ascertain whether comments made from the previous round were addressed. To the
extent that both of these documents are part of the documentation used by the decision maker
to review the application, these documents should be updated to reflect the current design of
the project while also resolving previous comments. As an example, the revision to make the
access onto Avondale Road a full access now has implications on both the landscape plan
(removal of at least one street tree) and subdivision plat (addition of a sight distance easement)
that require modification to these plans.
Comment Number: 26 Comment Originated: 05/29/2013
05/29/2013: The subdivision plat will need to reflect the dedication of sight distance easements
required with the project . Sight distance easement that goes outside of the platted boundary
and requires an easement dedication from the off site,property owner(s) requires a letter of
intent from the property owners prior to a hearing for the project.
Comment Numt,_.. 6 �.,mment Originated: 05/01/2013
05/29/2013: This was addressed on the site plan but is unknown with the other documents as
only a site plan appears to have been submitted. Carried over for future reference.
05/01/2013: The plans are not showing the installation of access ramps along the frontage at
the roundabout crossing both Avondale Road and Triangle Drive. These will need to be built to
the current City standards with truncated dome detection and won't match in appearance to the
existing access ramps across each street.
Comment Number: 7 Comment Originated: 05/01/2013
05/29/2013: This was addressed on the site plan but is unknown with the other documents as
only a site plan appears to have been submitted. Carried over for future reference.
05/01/2013: There is an existing access ramp'along Triangle Drive abutting the far north of the
property. This access ramp will need to be rebuilt to add truncated dome detection in
accordance with current City standards.
Comment Number: 8 Comment Originated: 05/01/2013
05/29/2013: This was addressed on the site plan but is unknown with the other documents as
only a site plan appears to have been submitted. Carried over for future reference.
05/01/2013: The street standards requires that at public street T-intersections, an access ramp
is provided at least one location crossing the through street. The project will need to provide
at least one access ramp along the frontage where Woodrow Drive intersects Avondale Drive
in accordance with current City standards.
Comment Number: 9 Comment Originated: 05/01/2013
05/29/2013: The variance request to reduce the amount of sight distance easement was
approved by the City on 5/30/2013. The subdivision plat will need to reflect the placement of
the sight distance easement as indicated on the variance exhibit. The landscape plan will need
to be amended to reflect the removal of the Austrian Pine and Colorado Spruce that would be
in the sight distance easement. In addition, in consultation with the Traffic Engineer, the first two
street trees along Avondale Road on either side of the driveways (4 total) abutting the sight
distance easement would need to be removed for better visibility. Sight distance easement
language needs to be provided on the plat as follows:
Sight Distance Easement — The sight distance easement is an easement required by the City at
some street intersections where it is necessary to protect the line of sight for a motorist
needing to see approaching traffic and to react safely for merging their vehicle into the traffic
flow. The following are requirements for certain objects that may occupy a sight distance
easement for level grade:
(1) Structures and landscaping within the easement shall not exceed 24 inches in height with
the following exceptions:
(a) Fences up to 42 inches in height may be allowed as long as they do not obstruct the line of
sight for motorists.
(b) Deciduous trees may be allowed as long as all branches of the trees are trimmed so that
no portion thereof or leaves thereon hang lower than eight (8) feet above the ground, and the
trees are spaced such that they do not obstruct line of sight for motorists. Deciduous trees with
trunks large enough to obstruct line of sight for motorists shall be removed by the owner.
For non -level areas these requirements shall be modified to provide the same degree of
visibility.
Comment Num,, (: 2 _imment Originated: 05/01/2013
05/29/2013: This was addressed on the site plan but is unknown with the other documents as
only a site plan appears to have been submitted. What material is being proposed for the
turnaround, especially the area between the sidewalk and the curb? Why can't the sidewalk be
continued past the turnaround and extend to the property line?
05/01/2013: The design of the temporary turnaround does not provide sidewalk across the
turnaround, which would need to have funds provided in lieu of its construction. Instead of
needing to administer funds for the sidewalk for future development to construct, the project
should instead build the sidewalk across the turnaround at this time. The driveover curb built
today could remain in place and would not be required to be removed and replaced with
vertical curb at the time of the extension of Avondale and the removal of the turnaround.
Transitioning should be indicated and specified from the drive approach for the driveway to the
driveover curb at the west end of the turnaround and then transitioning should also be indicated
and specified from the driveover curb to the vertical curb at the east end of the turnaround.
Note that the use of curb to define the eastern boundary of the turnaround including the curb
within the parkway strip isn't necessarily needed. The turnaround can be paved including the
area between the sidewalk and the curb though for an example of this design and construction
that doesn't utilize pavement, consider Apex Drive terminating at the west of the Pinnacle
Townhomes Subdivision (south side of Prospect, west of Lemay), subject to approval by PFA.
With the future extension of Avondale Road to the east by future development, the
responsibility of then removing the turnaround and the installation of landscaping and trees in
the parkway strip will be that of the property owner/HOA and not the future developer that
extends Avondale. It is suggested that a design for the elimination of the temporary turnaround
with the extension of the Avondale to east be provided at this time in order to have a design
established for the property owner/HOA to plan and budget for and also to not require a minor
amendment of the development plan in the future for when the turnaround is removed.
Comment Number: 3 Comment Originated: 05/01/2013
05/29/2013: With the site plan being the only document submitted, much of this comment is
unknown in terms of addressing at this time. A line is depicted on the plans just west of the
Type III barricade which may imply the proposed limited of paving to Avondale Road, but the
line is not labelled. The line -weight for the curb and gutter on the south side seems to imply
additional curb and gutter past the unlabeled line is intended. The limits of improvements to
Avondale Road need to be clearly identified, labelled, and agreed to prior to a public hearing
with the intent of having as much public infrastructure installed at this time.
05/01/2013: The developer will need to provide funds for the extension of Avondale Road that
is not being built to the property line. The identification of the limits proposed to be constructed
at this time should be clearly identified throughout the construction plans (not just on the grading
plan sheet) in order to have a basis of understanding of what the extent of the limits are and to
demonstrate that the proposed construction limits can be built without requiring offsite
easements. If the water and sewer extensions with the extension of Avondale Road require
cutting into portions of Avondale Road being built with the project, that removal area would
need to be expanded and have funds provided for as well. The City has adopted a local street
portion cost for frontage of $204 per linear foot for this year (which is subject to change if
payment is provided next year). The $204 amount (if paid this year) is for one side of a local
street and since both sides are needing to be extended with future development, the amount is
essentially doubled. If sidewalk is being built at this time that are abutting portions of Avondale
Roadway that are to be built in the future, the $204 per foot amount is reduced by $35 as the
$204 amount also includes sidewalk.
Department: Engineering L ,elopment Review
Contact: Marc Virata, 970-221-6567, mvirata@fcqov.com
Topic: Construction Drawings
Comment Number: 10 Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: Please provide signage on both sides of the temporary turnaround indicating no
parking along this stretch of Avondale Road in order to help ensure that the usage of the
temporary turnaround is not impacted.
Comment Number: 11 Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: Light and Power and Environmental Planner should be removed as a signatory on
the utility plan approval block.
Comment Number: 12 Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: The plan and profile of Avondale Road needs to be extended as a preliminary
design 500 feet to the east to demonstrate that the continuation of the roadway would be
feasible with the design established by the project.
Comment Number: 13
Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: The plan and profile sheet has some general concerns on legibility of the
information due to the small font size as well as bleeding and overlapping text.
Comment Number: 14
Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: Note that the stationing identified as the limits of construction on the centerline
profile terminating Avondale Road doesn't appear to correspond with the plan set information.
Comment Number: 15 Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: Are the construction plans indicating that work is to be done to the existing inlet on
Peyton Drive? Sheet 3 doesn't appear to show this, but Sheet 5 leaves it open to interpretation
(and identifies Peyton Drive as Avondale Road).
Comment Number: 16
Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: The construction plans will need to add General Notes and Construction Notes
along with construction details as the plans progress.
Topic: General
Comment Number: 1
Comment Originated: 05/01/2013
05/29/2013: This was addressed on the site plan but is unknown with the other documents as
only a site plan appears to have been submitted.
05/01/2013: The extension of Avondale Road appears to depict a temporary turnaround on the
plans and the plat shows an emergency access easement. Please label the area as a
temporary turnaround on the site, landscape, and construction plans. The plat needs to add
access easement to the emergency access easement designation as the temporary
turnaround is not just intended for emergency services but for general public use. The
construction plans show the use of vertical curb across the turnaround and would need to be
built as drive -over curb to more easily allow vehicles to turnaround.
05/03/2013: Oil Lighting sheet E3P, be sure to specify the st, ction of the pole -mounted
fixture. Note that high pressure sodium is more energy conserving than metal halide. And,
high pressure sodium would match the public roadway lighting. Metal halide may be not be
appropriate in a residential neighborhood.
Comment Number: 19
Comment Originated: 05/03/2013
05/03/2013: It may helpful for the neighbors and the decision maker to see a context diagram
that shows the larger region and how the project ties into Ridgewood Hills, Shennandoah and
the future areas to the east.
Comment Number: 20 Comment Originated: 05/29/2013
The Evergreen Trees along the west buffer yard will need to up -sized and include a variety of
species for diversity.
Comment Number: 21 Comment Originated: 06/03/2013
06/03/2013: Please add the following note to the Site Plan: "The second point of access for
emergency vehicles only that intersects with Triangle Drive shall include a security device that
blocks traffic and posted with a sign in accordance with the requirements of the Poudre Fire
Authority. In addition, this emergency access drive must not be used by any party for parking,
storage or maintenance of vehicles, trailers or equipment of any kind. Further, this drive must
be kept free of rubbish, dirt, debris, compost, construction waste, and snow obstructions.
Comment Number: 22 Comment Originated: 06/03/2013
06/03/2013: On all architectural sheets, be sure to remove any reference to vinyl siding.
Comment Number: 23 Comment Originated: 06/03/2013
06/03/2013: Because there will be a healthy amount of electrical and gas meters at the ends of
the buildings, as well as outdoor condensing units for air conditioning, please add a general
note to the Landscape Plan that final locations of plant material may be adjusted in the field in
order to effectively screen utility meters and ground -mounted mechanical equipment.
Comment Number: 24
Comment Originated: 06/03/2013
06/03/2013: On Tract A, for the two driveways that intersect with Avondale, please provide a
connecting walkway, one per driveway. This will allow residents and visitors who are not
residing or visiting the street -facing buildings to enter the site as pedestrians without walking in
the driveway.
Comment Number: 25 Comment Originated: 06/03/2013
06/03/2013: Under general notes, please add that Tract A is zoned M-M-N and Tract B is
zoned L-M-N.
Comment Number: 26 Comment Originated: 06/03/2013
06/03/2013: Comment for Final -Please provide cross -walk striping in front of the clubhouse for
the benefit of the connecting walkways.
Comment Number: 27 Comment Originated: 06/03/2013
06/03/2013: Comment for Final - Please indicate where the mail kiosk will be located. Will this
be in or near the clubhouse? Be sure that there are walkways and bike racks and sufficient
lighting at the mail center.
Comment Number: 28 Comment Originated: 06/03/2013
06/03/2013: Comment for Final - Please add pet stations at various locations featuring
dispensers for plastic bags and trash receptacles.
Fort of
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
tcgov. com/developmentreview
June 03, 2013
Deanne Frederickson
The Frederickson Group, LLC
1619 Kelmsley Ct.
Windsor, CO 8550
RE: Ridgewood Hills Residences 4th Filing Major Amendment, MJA130003, Round Number 2
Please see the following summary of comments from City staff and outside reviewing agencies for your
submittal of the above referenced project. If you have questions about any comments, you may contact the
individual commenter or direct your questions through the Project Planner, Ted Shepard, at 221-6343 or
tshepard@fcgov.com.
Comment Summary:
Department: Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 05/03/2013
05/03/2013: Site Plan sheet 2 of 4 should indicate what are the existing and / or proposed land
uses to the east. What is the purpose of Tract C of Shenandoah? What is the zoning and
potential land use for Shennandoah area south of Tract C? Is there a Shennandoah Master Plan
that can be referenced? This would factor into how best to provide buffering along this property
line.
Comment Number: 11 Comment Originated: 05/03/2013
05/03/2013: The Landscape Plan does not a separate cover sheet and the sheet numbers
should follow in sequence with the Site Plan.
Comment Number: 15 Comment Originated: 05/03/2013
05/03/2013: For the connection walkway on Tract Z, please show appropriate landscaping.
Comment Number: 17
Comment Originated: 05/03/2013
05/03/2013: On architectural sheets 3,4 and 5, be sure to provide sufficient detail to comply
with Section 3.8.30(F)(7) which requires a variety of colors and materials among the buildings
on Tract A.
Comment Number: 18 Comment Originated: 05/03/2013
05/01/2013: There are symbols along the boundary that are t.,., off by what looks like text
masks. See redlines.
Comment Number: 29 Comment Originated: 05/01/2013
05/01/2013: Please remove the "30" from the drainage easement note near the southeast
corner of Tract A. See redlines.
Comment Number: 30 Comment Originated: 05/01/2013
05/01/2013: Please make sure that all surrounding properties are labeled with subdivision
names or unplatted. See redlines.
Comment Number: 31 Comment Originated: 05/01/2013
05/01/2013: Please provide current monument records for the public land corners shown.
Topic: Site Plan
Comment Number: 1 Comment Originated: 05/01/2013
05/01/2013: Please change the legal description so that it matches the Subdivision Plat.
Comment Number: 2 Comment Originated: 05/01/2013
05/01/2013: Please change the titles of sheet 1 so that they match. See redlines.
Comment Number: 3 Comment Originated: 05/01/2013
05/01/2013: There are line over text issues on sheets 2, 3 & 4. See redlines:
Comment Number: 4 Comment Originated: 05/01/2013
05/01/2013: Please correct the easement descriptions. They should match the Subdivision
Plat. See redlines.
Comment Number: 5 Comment Originated: 05/01/2013
05/01/2013: Please mask the text in the Seat Wall Detail on sheet 4. See redlines.
Department: Zoning
Contact: Peter Barnes, 970-416-2355, abarnes@fcgov.com
Topic: Building Elevations
Comment Number: 5 Comment Originated: 04/11/2013
05/20/2013: 1 didn't receive elevation drawings with resubmittal, but as long as the buildings are
under 40' from grade to peak of roof, then I don't have a problem.
04/11/2013: Show total building height of buildings on elevation drawings (grade to roof peak).
Topic: Site Plan
Comment Number: 4 Comment Originated: 04/11/2013
05/20/2013: Repeat comment.
04/11/2013: Add notes stating that 1) all building and ground -mounted mechanical equipment
will be screened and painted as required by the Land Use Code, and 2) all light fixtures will be
down directional and shielded.
Comment Numbt,. 6 comment Originated: 05/01/2013
05/01/2013: Please change the titles of each sheet and the index on sheet 1 so that they
match. See redlines.
Comment Number: 7 Comment Originated: 05/01/2013
05/01/2013: There are line over text issues on sheets 2 & 3. See redlines.
Comment Number: 8 Comment Originated: 05/01/2013
05/01/2013: Please correct the matchline numbers on sheets 2 & 3. See redlines.
Topic: Lighting Plan
Comment -Number: 10 Comment Originated: 05/01/2013
05/01/2013: The plans that were referenced in the index on the Site Plan sheet 1, were not
routed to us for this review. We will need to see these the next round of review.
Topic: Plat
Comment Number: 17 Comment Originated: 05/01/2013
05/01/2013: Please change "men" to "persons" in the Statement Of Ownership And
Subdivision.
Comment Number: 18 Comment Originated: 05/01/2013
05/01/2013: Are there any Lienholders? If so, please add the Lienholder signature block.
Comment Number: 19 Comment Originated: 05/01/2013
05/01/2013: Please change the name of the Surveyor signing for this Plat in Surveyor's
Statement, signature block on all sheets, and also listed in the Surveyor information at the
bottom of sheet 1. See redlines.
Comment Number: 20 Comment Originated: 05/01/2013
05/01/2013: Should the date in the top right corner of the title block be updated?
Comment Number: 21 Comment Originated: 05/01/2013
05/01/2013: Please change the initials of the Surveyor checking this Plat in the title block.
Comment Number: 22 Comment Originated: 05/01/2013
05/01/2013: Do you have a newer title commitment?
Comment Number: 23 Comment Originated: 05/01/2013
05/01/2013: Please change the Vacation Statement to the standard statement.
Comment Number: 24 Comment Originated: 05/01/2013
05/01/2013: Please check the Land Use Table on sheet 1. It does not match the Ridgewood
Hills Third Filing Plat. See redlines.
Comment Number: 25 Comment Originated: 05/01/2013
05/01/2013: All easements shown on sheets 2 & 3 must be labeled and locatable, with the
exception of easements to be vacated. See redlines.
Comment Number: 26 Comment Originated: 05/01/2013
05/01/2013: Please check the square footage of Tract A. on sheet 2. It does not match the
Ridgewood Hills Third Filing Plat. See redlines.
Comment Number: 27 Comment Originated: 05/01/2013
05/01/2013: Please include easement descriptions in the legend.
Comment Number: 28 Comment Originated: 05/01/2013
Department: Stormwater L-,igineering
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 04/30/2013
05/28/2013: Please clarify where the water quality requirements will be met.
04/30/2013: The site is required to provide water quality treatment per City of Fort Collins
standards. This can be done on -site, in the existing detention ponds, or a combination of both.
If the existing detention ponds are used for this site's water quality mitigation, the ponds would
need to be retrofitted to treat all the flows that drain to the ponds.
Comment Number: 3
Comment Originated: 04/30/2013
05/28/2013: An exhibit would be helpful to ensure compliance and to make sure these areas of
LID treatment will function properly.
04/30/2013: Please provide documentation on how this site will meet the LID requirements.
Specifically show 50% of the site area draining to a infiltrating treatment system and 25% of all
private parking and drive aisles designed as porous pavement.
Comment Number: 4
Comment Originated: 04/30/2013
05/28/2013: Reminder for final compliance.
04/30/2013: A maintenance agreement between the existing HOA and this development is
required for the off -site detention ponds.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty@fcgov.com
Topic: Building Elevations
Comment Number: 9
Comment Originated: 05/01/2013
05/01/2013: The plans that were referenced in the index on the Site Plan sheet 1, were not
routed to us for this review. We will need to see these the next round of review.
Topic: Construction Drawings
Comment Number: 11 Comment Originated: 05/01/2013
05/01/2013: Please change the title of sheet 8 and the index on sheet 1 so that they match.
See redlines.
Comment Number: 12 Comment Originated: 05/01/2013
05/01/2013: Please separate the lines of text in the City Approval Signature Block on sheets 2,
3, 6, 7, 8 & 9. See redlines.
Comment Number: 13 Comment Originated: 05/01/2013
05/01/2013: There are line over text issues on sheets 2, 3, 4, 5, 7 & 8. See redlines.
Comment Number: 14 Comment Originated: 05/01/2013
05/01/2013: There are text over text issues on sheets 3, 4 & 5. See redlines.
Comment Number: 15 Comment Originated: 05/01/2013
05/01/2013: Please change the "(North)" & "(South)" in the titles of sheets 4 & 5, to "-North" &
"-South" to be consistent with the rest of the. plans. See redlines.
Comment Number: 16 Comment Originated: 05/01/2013
05/01/2013: There is text that is too bold and too small. See redlines.
Topic: Landscape Plans