HomeMy WebLinkAboutRIDGEWOOD HILLS FIFTH FILING - FDP200024 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSof
F6rty
"Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6689
970.224 6134 - fax
fcgov.com/developmentrevlew
July 24, 2020
John Beggs
Russell + Mills
506 S College Ave
Unit A
Fort Collins, CO 80524
RE: Ridgewood Hills Fifth Filing, PDP190018, Round Number 5
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Ridgewood Hills Fifth Filing. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or
via email at tbeane@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744,
Topic: General
Comment Number: 1
bbethuremharras@fcgov.com
Comment Originated: 11/27/2019
11/27/2019: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process.
If you have any questions, need additional meetings with the project reviewers,
or need assistance throughout the process, please let me know and I can assist
you and your team.
Please include me in all email correspondence with other reviewers and keep
me informed of any phone conversations. Thank you!
Comment Number: 2
Comment Originated: 11/27/2019
11/27/2019: INFORMATION:
As part of your resubmittal you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format.
Please use this document to insert responses to each comment for your
submittal, using a different font color.
Contact: Suzanne Bassinger
Topic: General
Comment Number: 6
Comment Originated: 03/06/2020
07/23/20 FOR FINAL:
Parts of the trail easement are within the ditch easement. Please provide a
letter of intent that the ditch company agrees to allow this path to exist within
their easement.
RMS: This was provided prior to hearing.
Department: Building Services
Contact: Katy Hand, khand(a)fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
Comment Originated: 12/02/2019
12/02/2019: Submit a site -wide accessibility plan for review per CRS 9-5. This
applies to townhouses.
RMS: Comment noted.
Department: Environmental Services
Contact: Linda Hardin, Ihardin(a)fcgov.com
Topic: Site Plan
Comment Number: 3
Comment Originated: 02/20/2020
02/20/2020: INFORMATION ONLY:
Final construction waste management plan and documentation for entire project
required before C.O. See prior comments/holds for additional needs prior to
C.O./L.O.C.
RMS: Comment noted.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty(cDfcgov.com
Topic: General
Comment Number: 3
Comment Originated: 12/02/2019
07/17/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
Response: Comment noted
Topic: Plat
Comment Number: 2 Comment Originated: 12/02/2019
07/17/2020: FINAL -UPDATED:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter.
Response: The changes have been addressed. Written responses to the redlines provided have been
included with the FDP submittal. Please refer to those responses regarding items needing some
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discussion.
Department: Outside Agencies
Contact: Mark Fairchild, Century Link
Topic: General
Comment Number: 1 Comment Originated: 04/20/2020
04/20/2020: INFORMATION ONLY:
CenturyLink appreciates the opportunity to provide the Ridgewood Hills Fifth
Filing with its future communication needs. In response to the request for a
commitment to serve, CenturyLink will work with the developers on determining
what the needs will be. Upon such determination, CenturyLink will undertake an
analysis of the construction required and the cost to complete that construction.
It is only at that point, and given the prevailing Terms and Conditions of the
Local Terms of Service that CenturyLink will make a determination whether it
can or cannot provide service.
Response: Comment noted. Ownership will continue to coordinate as needed.
Comment Number: 2
Comment Originated: 04/20/2020
04/20/2020: INFORMATION ONLY:
The services to be requested will be provided for under the prevailing Terms
and Conditions of the Local Terms of Service posted on our CenturyLink web
site at www.CenturyLink.com/tariffs.
Response: Comment noted. Ownership will continue to coordinate as needed.
Contact: Megan Harrity, Larimer County Assessor
Topic: General
Comment Number: 3
Comment Originated: 04/21/2020
04/21/2020: FOR FINAL:
Current ownership for the five parcels involved in this plat is listed below. It
looks like the prelim plat has a signature block for a different owner than what
we currently have on record.
9614413001
NEXTOP HOLDINGS LLC (.79)
BETTER LAND LLC (.21)
9614413002
SHENANDOAH OWNERS ASSOCIATION INC
9614413007
NEXTOP HOLDINGS LLC (.79)
BETTER LAND LLC (.21)
9614000004
NEXTOP HOLDINGS LLC (.79)
BETTER LAND LLC (.21)
9614000026
NEXTOP HOLDINGS LLC (.79)
BETTER LAND LLC (.21)
We currently have SHENANDOAH OWNERS ASSOCIATION INC and
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NEXTOP HOLDINGS LLC (.79) and BETTER LAND LLC (.21) .
These owners will need to sign if the current ownership does not change before
the final plat is recorded.
Response: The ownership information has been updated on the plat to reflect present conditions.
Contact: Nate Ensley, FCLWD
Topic: General
Comment Number: 1
Comment Originated: 03/03/2020
06/11/2020: we are OK having Galloway address the remaining comments
when they generate final plans. Since we see no changes to water or sewer on
this submittal (likely due to the previous statement), we will hold off on further
comments until Galloway submits final construction plans for review.
03/03/2020: FOR HEARING:
Please see attached Redlines
Response: Comment noted.
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Comment Originated: 07/21/2020
07/21/2020: September Hearing: The August P&Z hearing does not look
feasible. Staff would have to write the staff report and assemble all materials
and a presentation for the Board, next week and two days into the following
week. The magnitude of issues that need to be clearly presented warrants
more time to prepare for an effective hearing. There will be new information
from City Council on Wednesday morning that may affect scheduling
discussions. For discussion at the meeting or afterward.
RMS: Noted
Contact: Kai Kleer, 970.416-4284, kkleera(D.fcgov.com
Topic: General
Comment Number: 10
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed.
Provide reference to specific project plans or explanations of why comments
have not been addressed, when applicable.
Please avoid using acknowledged, noted, or other non -descriptive replies.
Comment Number: 4 Comment Originated: 11/27/2019
11/27/2019: INFORMATION:
This proposed project is processing as a Type 2 Project Development Plan.
The decision maker for Type 2 is the Planning and Zoning Board. Staff would
need to be in agreement the project is ready for Hearing approximately 3-5
weeks prior to the hearing.
I have attached the 2020 P&Z schedule, which has key dates.
Comment Number: 3
Comment Originated: 11/27/2019
11/27/2019: INFORMATION ONLY:
When you are ready to resubmit, please make an appointment with me at least
24 hours in advance. Submittals are accepted any day of the week, with
Wednesday at noon being the cut-off for routing the same week.
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes(cDfcgov.com
Topic: General
Comment Number: 30 Comment Originated: 07/21/2020
07/21/2020: For Hearing: we will need to have a good idea of the material for
the College Ave. walls. If an actual spec is not decided, the plan should indicate
character. The stone block character in the rendering would be fine. Staff will
follow up with the development team to confirm the approach.
RMS: The walls will be natural in nature as depicted in the renderings and elevations.
Comment Number: 31
Comment Originated: 07/21/2020
07/21/2020: For Final Plan: Some plant species may warrant minor adjustment
for toughness, scale, and appropriate water demand groupings.
RMS: The landscape plan indicates the proposed plants, all are typical for zone 5b or higher. Typical water
uses area grouped to create hydrozones.
Comment Number: 32
Comment Originated: 12/03/2019
12/03/2019 FOR FINAL PLAN:
Water conservation. the landscape plan will need to include a water budget
chart that shows the total annual water use which cannot exceed an average of
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15 gallons a square foot for the landscape. Please delineate hydrozones
according to this section. 3.2.1(E)(3)
Parking lot perimeter landscaping. a minimum of one tree per 40 feet is
required within the 5-foot parking lot perimeter setback area. 3.2.1(E)(4)
Additional landscaping is required around all parking lot perimeters to block at
least 75% of light from vehicle headlights. Screening should be emphasized
where parking areas are adjacent to street frontage and consist of a wall,
planters, earthen berm, plant material, or a combination of such elements.
These elements must have a minimum height of 30 inches and extend a
minimum of seventy percent of the length of the street frontage of the parking lot
and 70 percent of the lot that abuts any nonresidential use.
Parking lot screening. The plan set should depict the parking lot screening as
seen along streets and street -like private drives. Keep in mind that plant
material used for the required screening shall achieve required opacity in its
winter seasonal condition within three (3) years of construction of the vehicular
use area to be screened.
Parking lot landscape islands. Parking spaces cannot span more than 15
parking spaces without an intervening tree, landscape island or landscape
peninsula. There are several instances around the proposed multi -family
buildings where the project does not meet this requirement. 3.2.1(E)(5)
Please provide calculations for interior parking space landscaping. The
standard in this section requires at a minimum landscape area of 6% for all
parking lots with less than 100 spaces and 10% for all parking lots with 100
spaces or more. Within this internal landscape area at least one canopy shade
tree per 150 square feet is required.
Regarding 3.2.1(E)(6) Screening, building elements with low visual interest such
as garages, trash collection, open storage, service areas, loading docks and
blank walls must be screened on all sides except where an opening is required
for access. Please add additional landscaping around trash enclosures, ramp
extending from college into site and along the rear side of the garages that front
College Avenue,
Regarding Tree Preservation and Mitigation. it appears that most of the
mitigation trees will be located in the ROW is there any opportunity to provide
the mitigation trees as evergreens along the College Avenue frontage? 3.2.1(F)
RMS: Noted, the plans represent compliance and have been coordinated with staff during PDP.
Comment Number: 13 Comment Originated: 12/03/2019
06/17/2020 FOR FINAL:
All lighting associated with multi -family, townhomes, and duplexes will need to
be demonstrated on the lighting plan. This includes but is not limited to, building
wall packs, parking lots, walkways, plazas or the landscape. Please include
fixture details as well as photometrics.
RMS: Lighting has been addressed — all non -user controlled lighting has been updated.
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12/03/2019 FOR HEARING:
Lighting: In the model elevations there appears to be lighting mounted to
residential units that is not represented as part of the lighting plan. Please
provide notes or specifications for the proposed lighting to ensure that it is fully
shielded and down directional.
RMS: Lighting has been addressed — all non -user controlled lighting has been updated. All lighting has
been updated to meet the criteria.
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdekcDfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/03/2019
12103/2019: FOR FINAL:
The site plan indicates very close proximity between the existing historic bam
on the neighboring parcel and the proposed improvements. It is important to
create an appropriate buffer around the bam for its protection and to maintain
an appropriate separation between the two. Federal guidelines for this scenario
state that "new construction should be appropriately scaled and located far
enough away from the historic building to maintain its character and that of the
site and setting." This is particularly important for meeting the plan of protection
requirement for historic resources, in section 3.4.7(E)(3) of the land use code. A
plan of protection details the particular considerations and protective measures
that will be employed to prevent short-term and long-term material damage and
avoidable impact on the character of identified historic resources on the
development site and within the area of adjacency from demolition, new
construction, and operational activities. Satisfactory completion of this standard
generally hinges on creating a meaningful buffer between any site
disturbances/improvements and the historic resource(s).
RMS: This has been addressed.
Comment Number: 2
Comment Originated: 03/03/2020
03/03/2020: FOR FINAL: Note that it is important to preserve views of the
historic bam within the development. The six-foot wood fence shown on the
plans will impact the visibility of this focal point. Please explore alternatives to
mitigate this problem. Otherwise, it will fail to satisfy land use code Section
3.4.7, Table 1: "New construction shall not cover or obscure character -defining
architectural elements, such as windows or primary design features, of historic
resources on the development site, abutting or across a side alley."
RMS: Fencing has been coordinated with staff, along the bam limits a shorter fence will be installed per the
site plan details.
Department: Engineering Development Review
Contact: Marc Virata, 970-221.6567, mvirataanfcgov.com
Topic: General
Comment Number: 6 Comment Originated: 12/02/2019
06/16/2020: before hearing:
Carried forward as unresolved, but is understood as being worked on.
Response: Correspondence was provided at time of PDP. We will continue to coordinate the FDP
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construction documents with the ditch company for final approval.
05/05/2020: by hearing:
Carried over as unresolved. The response indicated that the design engineer is
working with the ditch company to obtain a notice of preliminary acceptance,
which does not appear to have been provided at this time.
03/03/2020. FOR HEARING:
Have we received a letter from Louden Irrigation for their OK in concept to the
plan? This is required prior to a hearing.
12/02/2019: FOR HEARING:
The plans appear to show work being done to an existing ditch owned by
Louden Irrigation Ditch. It appears that the civil construction plans would need a
signature block from the irrigation company, also the plat may need to have
Louden Irrigation Ditch signing as well.
Comment Number: 33
Comment Originated: 06/16/2020
07/21 /2020: carried over for information only
06/16/2020: for final:
At time of final, additional typical cross sections of College Avenue depicting
grade as shown on Section A -A of Sheet C4.6 will be needed at 100 foot
intervals along College Avenue as evidence of the sidewalk being installed in
the ultimate location (where installed along the right-of-way).
Response: The cross sections are provided within the Utility Plans.
Comment Number: 34
Comment Originated: 06/16/2020
07/21/2020: carried over for information only
06/16/2020: information only:
Where the sidewalk along College Avenue no longer follows the right-of-way
approaching Triangle Drive, this area is considered interim and would be
altered with the future widening of College Avenue. The payment of local street
of sidewalk and parkway (and trees) would be needed along this section.
Response: Comment noted. The owner will coordinate with staff regarding payment for inclusion within
the development agreement.
Comment Number: 35
Comment Originated: 06/16/2020
07/21 /2020: carried over for information only
06/16/2020: for final:
The placement of the signal poles for the signalization of Triangle Drive and
College Avenue will need to be considered in more detail in light of the planned
widening of College Avenue in the future to ensure cost considerations and
eligibility of reimbursement.
Response: Comment noted. We are working with City Traffic engineering and CDOT on the pole
placement.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinsonna.fcgov.com
Topic: General
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Comment Number: 16 Comment Originated: 07/21/2020
07/21/2020: SUMMARY OF ITEMS NEEDED FOR FINAL
- Please plan to submit a signing and striping plan. Stop signs should also be
shown on the landscape plan - ensure that there are no trees planted within 50 ft
of the approach to a stop sign to ensure sign visibility.
- The DA will need to address specifics (timing, construction, funding etc) on
the signalization of College / Triangle. No certificates of occupancy can be
granted until the signal is in place.
- We'll need detailed signal plans. Please plan on adequate time for CDOT
review / approval.
Response:
• The signage and striping plan is included within the Utility Plans.
• Comment noted. We will work with staff regarding timing of the signal installation.
The signal plans have been submitted to City and CDOT staff for review. We have received the
first set of comments. Our traffic engineer is working with CDOT and City staff to clear these
comments and obtain approval of the signal plan.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970.416-2418, wlamargue(a)fcgov.com
Topic: General
Comment Number: 11 Comment Originated: 03/03/2020
06/15/2020: AT FINAL COMPLIANCE:
05/04/2020: AT FINAL COMPLIANCE:
Coordination will be required with Stormwater Utility, Environmental Planning,
and the Development Team on Landscape goals and design of the detention
basins to ensure all criteria is being met including any type of natural feature
mitigation.
Response: Comment noted. The development team has coordinated with Environmental Planning on
required elements within the detention areas to achieve the environmental criteria, including plantings and
topography. We will continue to work with staff to finalize the pond layout for these purposes. Please
provide comment as it relates to the final drainage report and other stormwater criteria for inclusion in the
subsequent FDP submittal.
03/03/2020: FOR HEARING:
Additional discussion is required regarding the ground water report. City
Criteria states that the bottom of a detention basin needs to be 2 feet above the
ground water surface elevation.
This requirement could be varied if it is determined that the basin bottom will be
designed for wetlands.
Coordination with Environmental Planning and Stormwater Utility is needed to
determine how the detention basins will be designed and landscaped.
Comment Number: 14
Comment Originated: 05/04/2020
07/24/2020: AT FINAL COMPLIANCE: All Letter of Intents received. Final
approval of the Utility Plans will be contingent on the completion and recording
of all required easements by all the necessary third parties.
Response: Comment noted.
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06/15/2020. FOR HEARING: Please submit the Letter of Intent when it is
produced.
05/04/2020: FOR HEARING:
The Stormwater Utility has learned that there is another interest and existing
easement for the Robert Benson Lateral with the City Parks Department. A
drainage easement will need to be obtained from City Parks for the northern
outfall. Maintenance access will also need to be provided.
Comment Number: 15
Comment Originated: 05/04/2020
06/15/2020: AT FINAL COMPLIANCE:
05/04/2020: AT FINAL COMPLIANCE:
On the western end of the Robert Benson Lateral, three storm sewer outfalls
enter this area at a grade that is higher than the bottom of the channel which will
be an erosion issue. Mitigation for this will be required and will be reviewed at
final compliance.
Response: Comment noted. We are continuing to work through the outfall design and coordinate with the
reviewer on the temporary and permanent erosion control design.
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish(a fcgov.com
Topic: General
Comment Number: 14 Comment Originated: 06/16/2020
07/22/2020: Carry forward for Final: Per conversations with the applicant
team, responses in the comment letter, and as long as everyone is of the
understanding that not only with the larger multi -family buildings, but also with the
cottages or townhomes, there may definitely be the need to set more
transformers and more vaults, both primary and secondary, if any or all of these
residences are going to not have gas installed. This could definitely lead to
modifications to the site for the placement of equipment and to meet the
required clearances from other utilities and forestry, Light & Power will carry this
issue forward to Final.
06/16/2020: FOR HEARING: Plans show 1 transformer per building with all
meters ganged on one end of the building. The transformer is only able to
accept 8 runs of 350kcmil max. It may be necessary to install 2 transformers
per building just to get all of the secondary runs to fit in the transformer or the
owner may have to provide a connection cabinet. Light & Power will have to set
the largest single-phase transformer we carry to feed 48 small gas units. Will
there be any additional loads coming off of these transformers? Garages,
house meters, etc..? It may be necessary to set 2 transformers per building.
This needs discussion.
Response: The electrical engineer has determined the following regarding loading to the multi -family
buildings:
'Based on our preliminary load calcs and the service sizes below, only one transformer per apartment
building should be necessary. None are so large that more than one would be required.
Preliminary electric service sizes are estimated at -
A-24 Bldg 1200A, 208V13-phase
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A-42 & A48 Bldgs: 1600A, 208V13-phase
Clubhouse: 600A, 208V13-phase"
Department: Environmental Planning
Contact: Kelly Smith, ksmith(o)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/17/2020
07/17/2020: FOR FDP:
Please find an alternative to the PCOWC wall mounted fixture. It is 4000K and
code requires 3000k or less.
RMS: The fixture has been updated.
Comment Number: 2 Comment Originated: 07/17/2020
07/17/2020: FOR FDP:
There are some revisions to the proposed Wetland Monitoring Plan. The
changes/edits will be conditions of approval.
RMS: The revisions have been made.
Comment Number: 3 Comment Originated: 07/21/2020
07/17/2020, READY FOR HEARING, provided a copy of the letter from the
ditch company is submitted.
RMS: The letter has been provided prior to hearing.
Department: Parks
Contact: Aaron Wagner, aawagnera()fcgov.com
Topic: General
Comment Number: 24 Comment Originated: 07/21/2020
07/21/2020. FOR INFORMATION
Parks and NAD have received the required Letters of Intent - Thank you. Parks
and NAD are ready for hearing.
RMS: Comment noted.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mrocheanfcgov.com
Comment Number: 8
Comment Originated: 12/03/2019
7/21/2020: FOR FINAL APPROVAL.
Continued through FDP Round 1.
6/19/2020: FOR FINAL APPROVAL — UNRESOLVED:
Continued: Comment carried through FDP.
In addition to showing street lights and stop signs, please also include utility
vault locations on the plans. Forestry recommends placing trees at least 10-ft
from these vaults.
619112020: FOR FINAL APPROVAL UNRESOLVED
3/3/2029: FOR FIN n1 40PROV41 I INIRES01 VED
rnnt'ni, r:WArMation to the stati is of the ;n't'Al GAMMeRt. it doesn't appear that stop -"Zl...
-
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Topic: General
Comment Number: 18.1
Comment Originated: 05/05/2020
7/21/2020: FOR FINAL APPROVAL:
Continued through FDP Round 1.
RMS: Landscape plan has been updated to ensure proper clearances.
Comment Number: 23.1
Comment Originated: 06/19/2020
7/21/2020: FOR FINAL APPROVAL — UNRESOLVED
Continued:
This are still a handful of trees shown to be removed in grove 14 are shown to
stay on the landscape plan. Molly emailed Darren Durroux the locations of the
bubbled trees to be preserved, which are also shown on the redlines for
reference.
RMS: All mitigation plan trees and comments have been addressed.
6/19/2020: FOR FINAL APPROVAL
On Sheet TR403 - some of the trees shown to be removed in grove 14 are
shown to stay on the landscape plan. Please show these to remain and adjust
mitigation numbers.
Comment Number: 24.1
Comment Originated: 07/21/2020
7/21/2020: INFORMATION ONLY
Thank you for clarifying Forestry mitigation requirements. Highlighting the table
was very helpful!
Department: Park Planning
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