HomeMy WebLinkAboutRIDGEWOOD HILLS RESIDENCES, 4TH FILING - FDP - FDP130052 - SUBMITTAL DOCUMENTS - ROUND 1 -Page | 1
December 13, 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 3
Please see the following summary of comments from City staff and outside reviewing agencies for the above reference
project. Comment responses are indicated in RED Text.
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 Shennandoah? 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.
This comment was addressed at Preliminary Approval. – 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 Dr. and Multi-family on the south side of Triangle Drive.
This would not require additional landscape buffering between the two properties.
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 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. Metal halide is the light fixture of choice for this application. HPS
casts a yellow-gold light, where MH is a pure white.
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. Please advise if this is still needed. See also comment response Number 4
above.
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. Crosswalk striping is shown as requested.
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
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lighting at the mail center. Mail delivery will occur at each building – interior to the main corridor.
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. These have been placed along the public walks: one on
the north and two on the south.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: Construction Drawings
Comment Number: 10 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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.
No parking signs have been added both east and west of the temporary turn-around on Avondale Rd.
Comment Number: 11 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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.
The Light and Power and Environmental Planner signatures have been removed from the Utility Plans.
Comment Number: 12 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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.
The centerline profile for Avondale Rd. has been extended 500 feet of the east boundary of the
development site.
Comment Number: 13 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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.
These issues have been addressed in the current submittal.
Comment Number: 14 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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.
The stationing has been revised in the current submittal.
Comment Number: 15 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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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).
There will be no modification to the inlet on Peyton Drive. The storm drain system serving the southern
portion of the proposed development will tie into existing manhole #SDMH-E3, constructed as part of the
Ridgewood Hills Filing 3 improvements. This is consistent with the drainage concept presented with the
previous development proposal for the site.
Comment Number: 16 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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.
General Notes and Construction Notes have been added, as required.
Topic: General
Comment Number: 1 Comment Originated: 05/01/2013
06/18/2013: On the site plan note, please add after "Half cul-de-sac turnaround is temporary and
is to be removed and replaced", the words: "by the property owner/HOA,".
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.
The designation of “Temporary Turnaround” has been added to all applicable sheets. The Avondale Rd.
curb, throughout the temporary turnaround, has been labeled as a rollover curb, on the Construction Plans.
The note on the Site Plan has been expanded, as requested.
Comment Number: 7 Comment Originated: 05/01/2013
06/18/2013: Looks like I missed this with the previous submittal, but the access ramp abutting
Triangle at the far north of the property should be depicted as being reworked to be ADA
compliant in accordance with current City standards.
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.
A note has been added to the drawings to indicate a requirement to rebuild the existing ramp to comply
with ADA requirements.
Comment Number: 9 Comment Originated: 05/01/2013
06/18/2013: Carried over for reference to verify sight distance easement language is added to
the plat. Note that "sight distance triangle easement" needs to be changed to "sight distance
easement" on the plat. “Site Distance Easement” is now shown on the plat (“Triangle” has been removed.
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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:
The following notes have been added to the plat, sheet 1:
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.
Comment Number: 28 Comment Originated: 06/18/2013
06/18/2013: Pending resolving Sheri Langenberger's comment of the project requiring
additional TDRF funds, Engineering is ready for a public hearing on the project. Review of
unresolved comments will occur at time of a final plan submittal.
The issue of TDR fees has been resolved.
Comment Number: 29 Comment Originated: 06/18/2013
06/18/2013: The "public walk access easement" specified on the plat should be changed to
"access easement".
The labeling of this easement has been revised on the plat, as requested.
Topic: Plat
Comment Number: 17 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
05/29/2013: Carried over as unaddressed and unknown at this time.
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05/01/2013: The subdivision plat certificate of dedication and maintenance and repair
guarantee language needs to updated to newer adopted language. This has been completed as requested.
See sheet 1.
Comment Number: 18 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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.
All of the utlity easements are dedicated and labeled “U,E & E&EAD” or “U & DE” to insure that all utility
providers are allowed to use all utility easements, rather than dedicating specific easements for
FCLWD/SFCSD as was noted previously.
Comment Number: 19 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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. The above language has been added to the Easement Vacation Statement shown on Sheet 1 of
the Plat
Comment Number: 20 Comment Originated: 05/01/2013
06/18/2013: Carried over as unaddressed at this time.
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.
The Engineer of Record is Larry Owen, PE. The Owner is M.Timm Development. This is now shown
correctly on the plat and coordinates with the Site Plan
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
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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.
The issue regarding TDR fees has been resolved.
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.
Agreed.
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.
Layouts for dry utilities, including electric, gas, telephone and cable television have been added to the
drawings. Finalization of the layouts will be coordinated with Light & Power.
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.
Transformer power locations will be coordinated with Light & Power.
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.
The required C-1 form and one-line diagram will be provided. It is not expected that 3-phase power will be
required.
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.
Agreed.
Comment Number: Comment Originated: 04/16/2013
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@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.
Water quality treatment will be provided through a combination of the L.I.D. components of the site design,
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including the porous gravel reservoirs beneath the permeable pavement areas, the gravel filters and sub-
drains adjacent to the low points of appropriate portions of the drive aisles, and the vegetated swales
upstream of the outlets to the storm drains conveying runoff from the site to the detention basins. Other
modifications to the existing pond outlet structures will be necessary. Please see the drainage report for
specific discussion.
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.
Details of the proposed improvements to address the L.I.D. requirements are included in the current
drawings.
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.
A maintenance agreement between the Developer and the Ridgewood Hills HOA is being prepared, and
will be submitted for City review once agreement has been reached between the parties.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Jeff, The submittal dated 12-13-13, which accompanies this set of review comments and comment responses has changed
significantly for the Final Review of the project. Many of your comments listed below no longer apply. We made the
corrections that still applied with this set of drawings. We appreciate your careful review of the project submittals, and
will look for your relines for minor edits, and comments for items we have missed.
Topic: Building Elevations
Comment Number: 9 Comment Originated: 05/01/2013
06/17/2013: No plans were routed to us for this review.
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. The Architectural
Elevations were included with the previous submittal, and are included in the current submittal as well.
Please contact Deanne Frederickson, (970) 669-3737 if you do not receive these for review, and I will
forward them to you directly.
Topic: Construction Drawings Construction Drawings have been submitted 12-13-13, and were
submitted with the previous submittal. Please contact Deanne Frederickson, (970) 669-3737 if you do not
receive these for review, and I will forward tem to you directly.
Comment Number: 11 Comment Originated: 05/01/2013
06/17/2013: No plans were routed to us for this review.
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
06/17/2013: No plans were routed to us for this review.
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.
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Comment Number: 13 Comment Originated: 05/01/2013
06/17/2013: No plans were routed to us for this review.
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
06/17/2013: No plans were routed to us for this review.
05/01/2013: There are text over text issues on sheets 3, 4 & 5. See redlines.
Comment Number: 15 Comment Originated: 05/01/2013
06/17/2013: No plans were routed to us for this review.
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
06/17/2013: No plans were routed to us for this review.
05/01/2013: There is text that is too bold and too small. See redlines.
Topic: Landscape Plans
Comment Number: 7 Comment Originated: 05/01/2013
06/17/2013: There are still problems on sheets 5 & 6 (previously 2 & 3). See redlines.
05/01/2013: There are line over text issues on sheets 2 & 3. See redlines.
Topic: Lighting Plan
Comment Number: 10 Comment Originated: 05/01/2013
06/17/2013: No plans were routed to us for this review.
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: 18 Comment Originated: 05/01/2013
06/17/2013: No answer was given in the response letter. Please add a Lienholder signature
block as a placeholder, until it is determined whether there is a lienholder.
05/01/2013: Are there any Lienholders? If so, please add the Lienholder signature block.
Comment Number: 23 Comment Originated: 05/01/2013
06/17/2013: This has not been addressed. Please see a previously filed Plat, for a more
appropriate statement. The City will not be signing this vacation statement.
05/01/2013: Please change the Vacation Statement to the standard statement.
The owner closed on the property, and there is no Lein Holder. Please let me know if you would like to see
a current title commitment that verifies this information.
Comment Number: 24 Comment Originated: 05/01/2013
06/17/2013: Tract B's acreage on sheet 2 is 5.195 acres. Tract T from Ridgewood Hills PUD
Third Filing lists an acreage of 5.227 acres. If 5.227 acres is the correct area for Tract B, please
change the acreage on sheet 2. If 5.195 acres is the correct area for Tract B, please change the
acreage in the Land Use Table, and make a note on this Plat stating that the Third Filing
acreage for the Tract is incorrect. The area for Tract A is 5.227 acres. The area for Tract B is 5.195. It is
understood that this is consistent between the current plat and the previous plat.
05/01/2013: Please check the Land Use Table on sheet 1. It does not match the Ridgewood
Hills Third Filing Plat. See redlines.
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Comment Number: 25 Comment Originated: 05/01/2013
06/17/2013: This has not been corrected.
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. Redlines were forwarded and reviewed by the
surveyor, and corrections were made. However, it should be noted that some of the annotation placement
and orientation that appears on the plat cannot be modified due to the Computer program that is used.
This can be discussed further at your request.
Comment Number: 26 Comment Originated: 05/01/2013
06/17/2013: This has not been corrected.
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: 31 Comment Originated: 05/01/2013
06/17/2013: This has not been addressed.
05/01/2013: Please provide current monument records for the public land corners shown. Monument
Records are available and are included on the submittal disk. Please contact Deanne Frederickson
(970) 669-3737 if you are unable to get these from the submittal materials.
Comment Number: 32 Comment Originated: 06/17/2013
06/17/2013: There are line over text issues on sheet 3. See redlines.
Comment Number: 33 Comment Originated: 06/17/2013
06/17/2013: Please darken the hatching shown on sheet 2. See redlines.
Comment Number: 34 Comment Originated: 06/17/2013
06/17/2013: Please make sure that all text is plan readable. See redlines.
Topic: Site Plan
Comment Number: 2 Comment Originated: 05/01/2013
06/17/2013: There is still a problem with the titles for sheet 7. See redlines.
05/01/2013: Please change the titles of sheet 1 so that they match. See redlines.
Comment Number: 3 Comment Originated: 05/01/2013
06/17/2013: There are still line over text issues on sheets 2 & 3. See redlines.
05/01/2013: There are line over text issues on sheets 2, 3 & 4. See redlines.
Comment Number: 4 Comment Originated: 05/01/2013
06/17/2013: There are still problems on sheets 2 & 3. See redlines.
05/01/2013: Please correct the easement descriptions. They should match the Subdivision
Plat. See redlines.