HomeMy WebLinkAboutRIDGEWOOD HILLS RESIDENCES 4TH FILING - MAJOR AMENDMENT - MJA130003 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1
March 22, 2013
Ted Shepard
Community Development and Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522
The following are responses to the Staff Comments for Ridgewood Hills, 4th Filing, Major Amendment. Comment responses are
shown in Blue Italics text. Thank you for your review of this project.
February 25, 2013
Deanne Frederickson
The Frederickson Group , LLC
1619 Kelmsley Ct
Windsor, CO 80550
Re: Ridgewood Hills Residences 4th Filing, Major Amendment
Description of project: This is a request for a major amendment to the original Ridgewood Hills Residences, 4th
Filing located near the intersection of Avondale Road and Triangle Drive (Parcel #s 96144‐21‐020 & 96144‐21‐014). The
major amendment proposes 146 dwelling units and 291 bedrooms among 11 buildings on 10.42 acres with no affordable
housing component. Portions of the site are located in both the Medium Density Mixed‐Use Neighborhood (M‐M‐N) Zone
District and the Low Density Mixed‐Use Neighborhood (L‐M‐N) Zone District. The major amendment is subject to
administrative (Type 1) review.
Please see the following summary of comments regarding the project request referenced above. The comments offered
informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project
application. Modifications and additions to these comments may be made at the time of formal review of this project. If
you have any questions regarding these comments or the next steps in the review process, you may contact the individual
commenter or direct your questions through the Project Planner, Ted Shepard, at 970‐221‐6343 or tshepard@fcgov.com .
Comment Summary:
Department: Zoning Contact: Noah Beals, 970‐416‐2313, nbeals@fcgov.com
1. Land Use Code (LUC) 3.2.2(C)(4) Bicycle standards have changed and this project will now be required to provide
1 bicycle space per bedroom with 60% of these to be covered and 40% to be fixed .
The new bicycle standards have been applied to the revised site plan. Enclosed bicycle parking is provided within garages
– these are spread out so that they are easily available.
2. LUC 3.2.5 This section requires that enclosures be provided that are adequately sized for both trash and recycling.
Such enclosures shall be designed with walk‐in access and located on a concrete pad at least 20ft from a public
sidewalk.
A total of 7 trash enclosures are provided, as shown on the Site Plan. Details are provided, which conform to the
requirements of this code. Enclosures are 12’ x 10’ with public access separate from dumpster roll‐out access.
There is room for a 3 cubic yard dumpster in each enclosure along with 2‐96 gal. bins for recyclables.
3. LUC 3.2.4 A' lighting plan is required, which includes a photometric site plan and catalog cut sheets of the fixtures.
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A photometric lighting plan is included with the plan set. This plan provides catalog cut sheets of the various
fixtures proposed.
4. LUC 3.2.2(K)(5)(b) Accessible parking spaces shall be located as close as possible to primary entrances of
buildings. It appears that there are some spaces further away from the entrances than possible.
Accessible spaces have been moved to the closest possible location to entries.
5. LUC 3.5.1(1) Mechanical/Utility equipment (Vents, flues, meters, boxes, ac units, conduit…)
locations shall be located on the plans and elevations with notes on how such equipment will be
screened/painted. The majority of the mechanical/utility equipment will be placed on the
outside of the buildings, or within the building structure itself. All mechanical equipment will be
adequately screened and painted per the City of Fort Collins Land Use Code. Actual placement
will be shown on the Final Development Plans and Building Permit application materials.
6. Elevations should be included on the trash/recycling enclosures. Elevations for the trash enclosures are
shown on the Site Plan Details.
7. LUC 38.30(C) At least 90% or the dwellings in all development projects shall be located within one quarter mile of
a neighborhood park or privately owned park that is at least 10,000 Sq ft in size and is publicly accessed. Please
indicate on the plans on this is being met. The entire project is within ¼ mile of Homestead Park. A City of Fort
Collins map is included with the submittal materials to illustrate this.
8. LUC 3.2.2(C)(5) Walkways linking building entrances with the public sidewalk shall be 6ft in width. Also sidewalks should
be detached (separated by a tree lawn) from street and driveway entrances. The sidewalks are now shown with a
landscape separation (tree lawn). Also, connecting walks are 6’ in width.
9. LUC 3.2.1 A landscape plan is required. A detailed landscape plan is included with the submittal set.
Department: Water‐Wastewater Engineering
Contact: Roger Buffington, 970‐221∙6854, rbuffington@fcgov.com
1. Water and wastewater services in this area are provided by the Fort Collins‐Loveland Water District and the South Fort Collins
Sanitation District. The Districts may be contacted at 226‐3104. We have communicated with representatives of the FCLWD and
the SFCSD. The utilities designs reflect the requirements of the utility providers.
Department: Stormwater Engineering
Contact: Glen Schlueter , (970) 224‐6065, gschlueter@fcgov .com
1. The applicant explained that the only change in the site that affects Stormwater is that a driveway is being moved.
Therefore the grading plan will need to be revised. Also a letter is needed from the project engineer that documents
there are no changes that affect the drainage system already approved. If there are other changes in the building
footprints or landscape grading that too will need to be revised on the grading plan. A revised grading plan and drainage
report are included with the application materials. The previous agreement with the HOA to detain stormwater off‐site
will be applied to the revised project.
2. The Stormwater Utility anticipates that City Council will be approving new Low Impact
Development (LID) requirements that will go into effect mid‐March, 2013. Please contact Basil
Hamdan at 224‐6035 or bhamdan@fcgov .com for more information. The present draft
requires that 50% of the new impervious area must be treated by an LID method and 25% of
new parking lots must be pervious. I don't anticipate that this change will trigger this new
requirement but the applicant should verify this by contacting Basil Hamdan. If the major
amendment is submitted after the new requirement goes into effect; he may want justification
to document why this is in compliance with the LID requirements. Basil Hamdan was contacted via e‐
mail on March 21, 2013 prior to the first Major Amendment Submittal. We were informed that effective March 11,
projects are subject to the new LID codes. This would include the subject project as well. The consultant team will follow
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up with Basil subsequent to this initial submittal to determine the improvements that must be made to comply with this
code. Design revisions will be made during the initial staff review period, and will be submitted as soon as they are
complete ‐
3. The city wide Stormwater development fee (pif) is $6,390.00/acre ($0.1467/sq.ft.) for new
impervious area over 350 sq.ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee
is charged for existing impervious area. These fees are to be paid at the time each building
permit is issued. Information on fees can be found on the City’s web site at
http://www.fcgov.com/utilities/business/builders‐and‐developers/plant‐investment‐
development‐fees or contact Jean Pakech at 221‐6375 for questions on fees. There is also an
erosion control escrow required before the Development Construction permit is issued. The
amount of the escrow is determined by the design engineer, and is based on the site
disturbance area, cost of the measures, or a minimum amount in accordance with the Fort
Collins Stormwater Manual. Comment noted. Applicable fees will be paid when due.
Department: Fire Authority
Contact: Jim Lynxwiler, 970‐416‐2869, jlynxwiler@poudre‐fire.org
1. FIRE LANES
Fire Lanes shall be provided for every facility, building or portion of a building when any portion of the facility or any portion
of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, as measured by
an approved route around the exterior of the building or facility. The fire code official is authorized to increase the dimension
of 150 feet if the building is equipped throughout with an approved, automatic fire‐sprinkler system.
2006 International Fire Code 503.1.1 All drive aisles within the development are covered by dedicated emergency access
easements, and all exterior surfaces of the proposed buildings are within 150 feet of a public road or private drive aisle.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in
relevant standards and policies , any new fire lane must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> 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 painting and signage, and maintained unobstructed at all times.
Please see response to comment above.
*STRUCTURES THREE OR MORE STORIES IN HEIGHT
Required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required
access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of the building. 2006 International Fire Code 503 .2.3, 503.3 , 503.4
and Appendix D
Two of the three 3‐story buildings in the project front onto Avondale Road, which satisfies the fire lane requirement. The third 3‐
story building abuts Avondale Road on one end, and is surrounded by private drive aisles (covered by emergency access easements)
on the other three sides.
2. TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside.
International Fire Code 503.2.4 and Local Amendments The required turning radii are provided within the project drive aisles.
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3. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Commercial requirements: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to
the building, on 600‐foot centers thereafter.
2006 International Fire Code 508 .1 and Appendix B All portions of all buildings within the development are within 200 feet of a
fire hydrant.
4. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be
provided throughout all buildings with a Group R (Residential) Fire Area.
2006 international Fire code 903.3.1.2.1 This requirement will be addressed in the building permit
submittal.
5. BALCONIES AND DECKS
Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling
units where the building is of Type V construction.
2006 International Fire Code 903.3.1.2.1 This requirement will be addressed in the building permit
submittal.
6. KEY BOXES REQUIRED
Poudre Fire Authority requires at least one key box (“Knox Box”) to be mounted in approved locations(s)
on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be
higher than 6 feet above finished floor. 2006 International Fire Code 506.1 and Poudre Fire Authority
Bureau Policy 88‐20 This requirement will be addressed in the building permit submittal.
7. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six‐inch numerals on a contrasting
background. This requirement will be addressed in the building permit submittal.
Department: Environmental Planning
Contact: Lindsay Ex, 970‐224‐6143, lex@fcgov.com
1. When this project went to hearing in 2011, an Ecological Characterization Study had been
provided. In that ECS and through multiple staff site visits, no areas of natural features or
habitats were found to be on the site and the project will not affect those natural habitat or
features within proximity to the site (surrounding features varied in their distance from the
southeast corner of the parcel boundary from 250’ (surrounding features varied in their distance
from the southeast corner of the parcel boundary from 250’ to over 550’), staff has determined
that section 3.4.1 of the Land Use Code does not apply to this project. A copy of the Ecological
Characterization Study has been included in this submittal for inclusion in the project file for the
current major amendment application, per staff request.
2. In the conceptual plan, is there a reason why no trail easement has been provided to connect to
the trail located on Ridgewood Hills Third P.U.D. on the eastern edge of the property? There is a
substantial change in the elevation of the existing ground along the east perimeter of the site,
which will have to be, and has been, perpetuated in the grading plan for the development. This
grade change will make it difficult to establish a pedestrian walk in this area of the site. While it
can be done, it doesn’t appear to be an appropriate location for a pedestrian trail connection.
Also, there are no pedestrian walks incorporated into the adjacent subdivision, so a walk
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established along the east perimeter of the development would “dead‐end” at the property line.
The applicant would be willing to participate in discussions regarding appropriate trail
connections with the cooperation of the HOA or other parties associated with the adjacent
properties.
3. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1
(E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping
and reduce bluegrass lawns as much as possible. Native Plants and grasses have been
incorporated, and bluegrass lawns reduced as much as possible.
Department: Engineering Development Review
Contact: Marc Virata, (970) 221‐6567, Mvirata@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building
permit. Please contact Matt Baker at 224‐6108 if you have any questions. Comment noted.
2. The City’s Transportation Development Review Fee (TDRF) is due at the time of submittal.
Please note that with the previous PDP approval of which this project is a major amendment to,
the TDRF for that accompanying PDP was waived due to the project at that time being 100%
affordable. Since the affordable housing component is no longer being proposed, the fee for
the PDP that was originally waived would not need to be collected in addition to the Major
Amendment fee with the Submittal (and Final Compliance fee at time of Final). For additional
information on these fees, please see: http://www.fcgov.com/egnineering/dev‐review.php.
Comment noted. All applicable fees are included with the Major Amendment application.
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this
project, shall be replaced or restored to City of Fort Collins standards at the Developer’s expense
prior to the acceptance of completed improvements and/or prior to the issuance of the first
Certificate of Occupancy. Comment noted.
4. Please contact the City’s Traffic Engineer, Joe Olson (224‐6062) to schedule a scoping meeting
and determine if a traffic study or traffic study update is needed for this project. In addition,
please contact Transportation Planning for their requirements as well. A traffic impact
memorandum is included with this submittal set, as directed by Joe Olson.
5. Any public improvements must be designed and built in accordance with the Larimer County
Urban Area Street Standards (LCUASS). They are available online at :
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Improvements within the public
right‐of‐way are designed in accordance with LCUASS.
6. This project is responsible for dedicating any right‐of‐way and easements that are necessary for
this project. Easements have been dedicated per the revised plat as shown. No additional
R.O.W. is dedicated with this application.
7. The project may need to make a pedestrian connection from its property into existing
Ridgewood Hills development. Further discussion is needed pursuant to the application review
process. The applicant is willing to work with the City on this regard, but is concerned about the
logic of incorporating “dead‐end” trails that terminate at the property line. There are no trails
within the immediately adjacent neighborhoods that could connect to trails within the proposed
development.
8. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized. Comment noted.
9. A Development construction Permit (DCP) will need to be obtained prior to starting any work on
the site. All appropriate permits will be obtained, prior to commencing work on the site.
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10. It has been indicated from the City Streets Department that pavement rehab work is slated to
occur for Triangle Drive and Avondale Road in the area. It may be beneficial to coordinating a
discussion on timing with City Streets, as any street cuts occurring to any recently redone streets
would be discouraged and require a pavement impact fee with the fee tripled. The streets
department was contacted via telephone on March 26, 2013. Tom Knossman, PE followed up
with a phone call indicating they are aware of this project and have scheduled the maintenance
of the streets after the cuts have been made for this project.
Department: Electric Engineering
Contact: Rob Irish, 970‐224‐6167, rrrish@fcgov.com
1. Light & Power has existing electric facilities at Triangle Drive and Avondale Road. Any
modification or relocation to existing electric facilities will be at owner’s expense. Comment
noted.
2. Coordinate the electric meter locations with Light & Power Engineering. Meters need to be
ganged on one end of the building. Comment noted. This will be coordinated in preparation of
the Final Compliance Documents.
3. Coordinate the pad mount transformer locations with Light & Power Engineering. Transformers
need to be located within 10’ of an all‐weather drive‐over surface. Comment noted. This will be
coordinated in preparation of the Final Compliance Documents.
4. A C‐1 form and 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 noted. This will be coordinated in preparation of the Final
compliance documents.
5. Electric Capacity Fee and Building Site Charges will apply to this development. Contact Light &
Power Engineering @ 970‐221‐6700. Comment noted.
Pre‐Submittal Meetings for Building Permits
Pre‐Submittal meeting are offered to assist the designer/builder by assuring, early on in the design, that
the new commercial or multi‐family projects are on track to complying with all of the adopted City codes
and Standards listed below. The proposed project should be in the early to mid‐design stage for this
meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting.
Applicants of new commercial or multi‐family projects are advised to call 416‐2341 to schedule a pre‐
submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and
be able to discuss code issues of occupancy, square footage and type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NED) as amended by the State of Colorado
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Accessibility: State Law CRS 9‐5 & ICC/ANSI A117.1‐2003
Snow Load Live Load: 30 PSF/ Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100‐MPH 3 Second Gust Exposure B
Seismic Design: Catergory B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi‐family and Condominiums 3 stories max: 2009 IECC Chapter 4
3. Commercial and Multi‐family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendment effective starting 1‐1‐2012. A copy of these requirements can be
obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review 416‐2341