HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 06/05/2013June 05, 2013
Ted Shepard
Community Development and Neighborhood Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522
RE: Ridgewood Hills Residences 4th Filing Major Amendment, MJA130003, Round Number 2
Staff review comment responses are shown in RED text below.
Comment Summary:
Department: Current Planning
Contact: Ted Shepard, 970-221-6343, tshepardCa)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. We were able to locate the Ridgewood Hills O.D.P Master Plan on the e-docs website. The
Shenandoah portion of the site, located along the east boundary of the subject property, is planned and zoned identical to the
subject site; that is, Low Density Residential on the north side of Triangle Drive, and Multi -family on the south side of Triangle Drive.
This would not require additional landscape buffering between the two properties. An overall plan exhibit will be prepared for the
public hearing to provide a better understanding to the public how the entire Development Plan was established in relationship to the
subject property.
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. The Landscape Plan cover sheet is eliminated and sheet
numbers are in sequence with the Site Plan cover sheet index.
Comment Number: 15 Comment Originated: 05/03/2013
05/03/2013: For the connection walkway on Tract Z, please show appropriate landscaping. There is
existing landscape within Tract Z, including ornamental trees and turf. Once the new walkway is installed, the turf will be repaired.
It is understood that additional landscape treatments will not be required in Tract Z. However, additional landscape treatments were
added along the trail connection within the subject property leading up to Tract Z.
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. A note was added to each of the building elevation sheets and the garage elevation sheets to
fulfill the requirement for variation in building materials and colors in compliance with Section 3.8.30.
Comment Number: 18 Comment Originated: 05/03/2013
05/03/2013: On Lighting sheet E3P, be sure to specify the selection of the pole -mounted
fixture. Note tha, jh pressure sodium is more energy conse, g than metal halide. And,
high pressure sodium would match the public roadway lighting. Metal halide may be not be
appropriate in a residential neighborhood. The lighting sheet was not updated in this submittal set. It is understood that this can be
completed post -hearing. A note was added to sheet 2 of 8. The note reads: "All pole -mounted and building -mounted lighting
shall feature fully shielded, down directional and Dark Sky Compliant fixtures and comply with Section 3.2.4 of the Land Use
Code."
It is understood that there may be a need to install the House -Side Shield in order to prevent light spillage off -site.
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. Overall plan graphic is to be provided at hearing.
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. A number of the evergreen trees are upsized to 8', as identified on the Landscape
Plan. Varieties include Austrian Pine, Pinon Pine and Colorado Spruce.
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. This statement
was added to the General Notes on the Site Plan, Page 2 of 8.
Comment Number: 22 Comment Originated: 06/03/2013
06/03/2013: On all architectural sheets, be sure to remove any reference to vinyl siding. All reference to
vinyl siding has been removed from the architectural sheets.
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." This has been added
to the notes in the Landscape Plan sheet 7 of 8.
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. A concrete walkway for each drive has been added to Tract A.
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. Note added to Site Plan Notes.
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. To be addressed at time of final plans.
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
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be in or near the , ihouse? Be sure that there are walkways i bike racks and sufficient
lighting at the mail center. To be addressed at time of final plans.
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. To be addressed at time of final plans.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mviratagfcgov.com
It is understood that Construction Drawings will not be submitted at this time but will be submitted post -public hearing_
The Site Plan, Landscape Plan and Plat are submitted with this response letter to address the major issues listed below.
Responses are provided to confirm the applicant's understanding of the various requirements in the final submittal.
Topic: Construction Drawings
Comment Number: 10 Comment Originated: 05/01/2013
compliance documents.
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. A signage and striping plan will be submitted with the final
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. Will be revised as requested. So noted.
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. Preliminary profile east of the development property will
be provided as requested. This will be based on the Avondale alignment as shown on the Ridgewood Hills ODP as approved in
1995.
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 Noted.
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. This will be
corrected on the Final Compliance documents
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). No work is anticipated on Peyton Drive Infrastructure.
Comment Number: 16
Comment Originated: 05/01/2013
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05/29/2013: Car,._.4 over as unaddressed and unknown at his _..,ie.
05/01/2013: The construction plans will need to add General Notes and Construction Notes
along with construction details as the plans progress. General Notes and Construction Notes will be
included with complete construction details in the Final Compliance documents.
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 tumaround 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. The easement covering temporary
turn -around has been labeled "Access Easement' rather than "Emergency Access Easement". Curb and gutter associated with
turnaround will be drive -over curb. For now, this is shown on Site Plan and Landscape Plan. It will be shown on the construction
documents with the Final Compliance Construction drawing submittal.
Comment Number: 2 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. 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? The permanent sidewalk will be
constructed with the temporary turnaround. The area between the sidewalk and curb and east of the sidewalk will be asphalt
pavement, which will be removed when Avondale Road is extended. Permanent landscape and Irrigation will be installed once the
temporary turn -around is removed. Future permanent landscape treatments are shown on the landscape plan. All drawings will be
revised to be consistent.
05/01/2013: The design of the temporary turnaround does not provide sidewalk across the
tumaround, 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 tumaround.
Note that the use of curb to define the eastem boundary of the tumaround 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
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amendment of th,, .;velopment plan in the future for when the iaround 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, labeled, 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. The site plan has been revised to show the interim limit of
construction of Avondale Road. An easement is not needed on the plat for future completion of Avondale to the Property line
because it is already Public R.O.W.
Comment Number: 6
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 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. All drawings will be revised to conform.
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. All drawings will be revised to conform.
Comment Number: 8
Comment Originated: 05101/2013
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. All drawings will be revised to conform.
Comment Number: 9 Comment Originated: 05/01/2013
05/29/2013: The ..riance request to reduce the amount of sig..- 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.
05/01 /2013: Both access points onto Avondale Road appear to 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.
The approved Sight Distance easements have been added to the plat. Any of the landscape plan has been adjusted as requested.
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 "Comer 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. The access Drive from Avondale is now an emergency
access drive only, and will be shown as such on all plans. This is shown on the Plat as well.
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
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Road is applied I, , the amount of sight distance appears to . .id 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).
No longer applicable
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. No longer applicable.
Comment Number: 25 Comment Originated: 05/29/2013
05129/2013: 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. A landscape plan and plat have been updated to reflect the most
recent changes to the site plan. These are included with this submittal set for your review.
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 offsite property owner(s) requires a letter of
intent from the property owners prior to a hearing for the project. Shown.
Comment Number: 27 Comment 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. The 5' walk has been moved east to provide a minimum 8' wide parkway from flowline to
front of walk. An additional T access easement is being dedicated to accommodate the relocated walk
outside of the existing public ROW. This revised alignment tapers into the existing walk, as described
above, to the north.
Topic: Plat
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Comment Numb,,. 17 . omment Originated: 05/01/2013
05/29/2013: Carved 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. Please provide the newer adopted
language. Our attempts to locate this on line and via City Staff has not been successful.
Comment Number: 18
Comment Originated: 05/01/2013
05/29/2013: Carved 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 labeled 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. It appears the
most efficient way to address this issue is to dedicate all easements as "U" for any and all utilities, rather than dedicating specific
easements to FCLWD/SFCSD. However, further discussion and review of the plat, as currently revised should occur prior to making
this change. This will be addressed in the Final Compliance submittal set.
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. This has not been corrected. Further discussion with Staff is needed. The appropriate correction
can be made prior to Public Hearing.
been corrected.
Comment Number: 20
Comment Originated: 05/01/2013
05/29/2013: Carried over as unaddressed and unknown at this time.
05/01/2013: The subdivision plat identifies the owner and engineer 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. This has
Contact: Sheri Langenberger, 970-221-6573, slangenbergerofcgov.com
Topic: General
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Comment Numb,.. 21 ,omment Originated: 05/01/2013
05/01/2013: The project owes an additional $4,649.25 for the PDP TDR Fee. The Developer of this project
does not agree that payment for 180 dwelling units, as was shown on the original TDR fee schedule for the previous project, should
be made when only 146 units are being proposed, and as approved in the previous PDP. Please forward a letter from the City of
Fort Collins Legal Department regarding this requirement.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lexgfcgov.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. The trail connection on the south side of the site through Tract Z is shown on all plans. The trail
connection on the SE corner of the site is much more difficult to accomplish. To meet ADA requirements, and due to the slope of
the terrain, which drops 19' to the south property line. The trail would have to begin just south of Triangle Drive and would extend
approximately 400', including retaining walls, railings and a switch back. It is much more logical (Craig Foreman agreed) to plan for
this trail through the property to the east, where grade is much more manageable.
Department: Light And Power
Contact: Rob Irish, 970-224-6167, ririshgfcgov.com
It is understood that the coordination of electric facilities will occur post -public hearing. All transformers, meters,
and other proposed electric facilities will be included consistently in the Final Compliance documents, including revisions to the
Landscape Plan, Irrigation Plan, and site plan as needed. A utility plan is not submitted at this time to expedited scheduling of the
public hearing.
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. So noted.
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. So noted.
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. So noted.
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. So noted.
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.
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Comment Numb,... ,omment Originated: 04/16/2013
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869,�ynxwilerC�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 surface of the emergency access will be concrete, as labeled on the Site Plan.
> 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. This will be noted on the Signage and striping plan in the Final
Compliance documents, post -hearing.
> Roll over curbs are permitted. Cool. Thank you.
> 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). A note has been added to the site plan siting this requirement.
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 So noted.
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
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the PFA prior to i, .Ilation. A note stating a Knox Padlock will used to secure the emergency access
gate at Triangle Drive,
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarquegfcgov.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. It is anticipated that water quality
treatment will be provided through a combination of on -site bio-swales and the existing detention ponds. Appropriate revisions to
the detention ponds will be addressed in the final drainage report as necessary. The LID exhibit shows a graphic representation of
the infiltration swales and water quality pond.
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. The LID exhibit is included with this submittal set. The site plan
revisions are shown on the updated exhibit.
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. In progress.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcountyC�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.
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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
Comment Number: 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
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05/01/2013: All E_ sments shown on sheets 2 & 3 must be laL_.-,d 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
05/01/2013: There are symbols along the boundary that are cut 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
comer 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, pbarnes0fcgov.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. All buildings are under 40'. The building
heights have been included on the elevation drawings.
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
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requirements.
05/20/2013: Rep--, 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. Notes have been included on the Landscape and Site Plan to achieve these
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