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HomeMy WebLinkAboutREGISTRY RIDGE, 5TH FILING - PDP - 32-95I - CORRESPONDENCE - (16)[3/20/07] Tract C is only 10 feet wide, please provide a minimum of 20 feet of width in order for the tract and storm sewer in it to be maintainable. Tract C has been modified to a width of 20 feet. Topic: Utility Plans Number: 64 Created: 3/20/2007 [3/20/071 Please specify the type and size of the inlets proposed on Snowdon Drive on the on the utility plan sheet. A storm sewer plan and profile sheet has been added to verify the size of the inlets. How will these inlets be built on a curve as shown? Details will be submitted upon final compliance. Topic: Water Quality Pond Number: 65 Created: 3/20/2007 [3/20/07] Please provide details for the proposed water quality pond, show outlet location, spillway and provide calculations in the report as to how this pond was sized. The water quality retention pond is graded and the spillway is shown on Grading Plan. Department: Zoning Issue Contact: Gary Lopez Topic: Zoning Number: 62 Created: 3/20/2007 [3/20/071 Issues resolved... no problems. Y A letter of modification of standards has been submitted. Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Sincerely, Shelby Sommer Associate City Planner Page 14 Number: 72 Created: 3/21 /2007 [3/21/07] CLARIFICATION: Sites notes 7 and 8 state that "access" to certain lots are only from one street. That implies vehicle access in general and, since I'm commenting from Poudre Fire Authority's perspective, emergency vehicle access in specificity. Please clarify these notes to convey that driveway access for these properties is only off one street. Site notes 7 and 8 have been modified to state "driveway access" instead of "access." Department: Transportation Planning Issue Contact: David Averill Topic: General Number: 61 Created: 3/20/2007 [3/20/07] This submittal shows a different pedestrian circulation system than what was brought to conceptual. As a result, the pedestrian connectivity is lacking and needs to be reworked a bit. This may impact the site plan but can wait until final compliance. I will bring redlines to staff review 3/21/07 for clarification and some ideas of how we can address this issue. Trail network has been modified to allow pedestrian connectivity Department: Stormwater-Water-Wastewaterissue Contact: Basil Harridan Topic: Erosion Control Plans Number: 66 Created: 3/20/2007 [3/20/07] Plans call for straw bales in street these do not work, please replace with wattles. The straw bales at the combination inlets have been changed to wattle sediment traps. Topic: Grading Plans Number: 67 Created: 3/20/2007 [3/20/07] Lot construction is shown to be close to existing swales on the east and south property lines please add notes regarding revegetation of any affected areas, and ensuring that swales would not be blocked off during construction activities. Please call out invert of proposed storm line, and specify buried riprap at the outfall point. Provide a detail for the outfall into the existing swale. Topic: Plat Number: 63 Storm profiles have been added to the submittal to call out inverts and inlet sizes. Details on all riprap will be shown on final compliance. Created: 3/20/2007 Page 13 [3/12/07] (FC) Please show the proposed stormsewer line's approximate limits of the street cut to Reeves Drive. Lineweights have been modified to display the storm line out to Reeves as existing. Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 68 Created: 3/21 /2007 [3/21/07] REVIEW APPLICABLE TO STRUCTURES: PFA reviews the right to further review of the project when specific structures and their locations are proposed. Acknowledged. Number: 69 Created: 3/21/2007 [3/21/071 WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter; residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 Coverage of 400 feet has been meet with modified locations of fire hydrants. Number: 70 Created: 3/21 /2007 [3/21/07] ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 97UFC 901.4.4 Acknowledged. Number: 71 Created: 3/21 /2007 [3/21/07] MISPLACED FIRE HYDRANT: Plans show a fire hydrant located in the middle of Ranger Drive. Please show the actual location of the hydrant, if it exists The location of the existing fire hydrant has been changed. Page 12 [3/12/07] (Hearing) Please dimension the intersection radii. All intersection radii have been added. Number: 44 Created: 3/12/2007 [3/12/07] (FC) Please carry the profile through the intersections. Acknowledged. Number: 45 Created: 3/12/2007 [3/12/07] (FC) Please provide flowline profiles. Anything related to the flowline profiles could not be reviewed obviously so I couldn't get those kind of comments to you early. : ) Acknowledged Number: 46 Created: 3/12/2007 (3/12/07] (Hearing) Please see LCUASS section 12.2.2. for minimum cover requirements. The proposed storm line has been regraded. Topic: Utility - Sanitary Sewer Profile Number: 52 Created: 3/12/2007 [3/12/07] (Hearing) I think I'm missing a sheet or a profile or something. Sheets are titled SS Line A and A3. The sheet with A3 on it is showing A2 or visa versa. I have changed the Cover sheet to label SS2 as Sanitary Sewer Line A3 Plan and Profile. Number: 53 Created: 3/12/2007 [3/12/07] (Hearing) Please see LCUASS section 12.2.2. for minimum cover requirements. The proposed storm line has been regraded. Topic: Utility - Utility Sheet Number: 38 Created: 3/12/2007 [3/12/071 (Hearing) Please show and label gas, electric and water to each lot. Will need to show the driveway location for all lots with less than 50' of frontage (lots 5,6 & 7) so that we can determine that the street tree, services and driveways will fit. Number: 47 All gas line and electric lines have been shown. Reconfiguration of lots has eliminated all lots with less frontage than 50 feet. Created: 3/12/2007 Page I I The statement is shown on the top of the sheet under the drawing scale. Number: 36 Created: 3/12/2007 [3/12/071 (FC) Please reference detail and sheet number for the riprap and flared end sections. Acknowledged. Number: 37 Created: 3/12/2007 [3/12/07] (FC) See stormwater for specific revegetation and erosion control notes. Acknowledged. Number: 40 Created: 3/12/2007 [3/12/07] (FC) Please show where the existing sidewalk ends and note to tie proposed into existing. Can't really tell if the ramps are existing or proposed. If proposed, please provide directional ramps instead of the old style radius. Thanks. Labels have been added to where sidewalk tie into exist. All proposed ramps have been changed to a directional ramp. Number: 48 Created: 3/12/2007 [3/12/07] (FC) Please show the proposed stormsewer line and approximate limits of the street cut to Reeves Drive. Lineweights have been modified to display the storm line out to Reeves as existing. Topic: Utility - Plan and Profile Number: 41 Created: 3/12/2007 [3/12/07] (Hearing) Please call out all the dimensions for the street widening as shown on detail 7-24 with R1 being 20' to 36' per Mike Herzig (our detail is wrong). You can either call out the info on the plan view OR provide a separate bubble detail on the P&P sheet or detail sheet or where ever you prefer. The dimensions for the street widening have been added. R1 has a radius of 32.00 feet. Number: 42 Created: 3/12/2007 [3/12/07] (FC) Please show all removals and approximate limits of the street cut. Please correct the street cut note (see redlines). Number: 43 Approximate limits of the street cuts have been added. Created: 3/12/2007 Page 10 The scale has been reduced to 1" = 50' for scanning purposes. Topic: Utility -Gen Notes Number: 29 Created: 3/12/2007 [3/12/07] (FC) The title of the sheet does not match the title shown on the index. Please retitle as "General and Construction Notes". Sheet CS2 has been retitled as "General and Construction Notes." Number: 30 Created: 3/12/2007 [3/12/07] (FC) There are 48 notes under the General Notes category - we seem to be missing some. The two missing notes (note 47 and 48) have been added to the general notes. Note #5 has been modified to eliminate sanitary and water from the regulation because water and sanitary are through the South Fort Collins Sanitation District and the Fort Collins — Loveland Water District. Note #13 has also been modified to minimum 5.0' and maximum 6.0' water line coverage per Terry Ferral's requirements. Topic: Utility - General Number: 39 Created: 3/12/2007 [3/12/07] (FC) Need a little more differentiation between the existing and proposed lineweights - right now they're too similar to really see what is what. Lineweights have been adjusted to show contrast between proposed and existing. Topic: Utility - Grading Number: 32 Created: 3/12/2007 [3/12/07) (FC) Great job on the spot elevations - just missing a couple of corners, see redlines. The missing corner spot elevations have been added. Number: 33 Created: 3/12/2007 [3/12/07] (FC) Please label all slope ratios. Slope ratios have been added to all right-of-way areas. Number: 34 Created: 3/12/2007 [3/12/07] (FC) Please provide the following statement: The top of foundation elevations shown are the minimum elevations required for protection from the 100- year storm. Page 9 Detail sheets will be provided upon Final Compliance. Topic: Utility -Drainage Exhibit Number: 54 Created: 3/12/2007 [3/12/07] (FC) Please correct all overlapped labeling. Acknowledged. Number: 55 Created: 3/12/2007 [3/12/07] (Hearing) Please show the proposed storm line out to Reeves Drive. Lineweights have been modified to display the storm line out to Reeves as existing. Topic: Utility - E6 Number: 57 Created: 3/12/2007 [3/12/07] (FC) Please see the redlined checklist for a few other items required during FC. Overall, this was one of the better submittals I've ever seen! You guys went above and beyond what was required to go to hearing and did a fantastic job!!! Thank you so much. Your FC round should be short and sweet. Thanks!! Topic: Utility - Erosion Control Number: 49 Created: 3/12/2007 [3/12/07] (FC) Please show the proposed stormsewer line and approximate limits of the street cut to Reeves Drive. Lineweights have been modified to display the storm line out to Reeves as existing. Number: 50 Created: 3/12/2007 [3/12/07] (FC) Please label all slope ratios. Slope ratios have been added to the right-of-way areas. Number: 51 Created: 3/12/2007 [3/12/07] (FC) Some of the labeling was accidentally cut off - see redlines. The cut off labeling has been modified. Topic: Utility - Existing Conditions Number: 31 Created: 3/12/2007 [3/12/071 (FC) Scanning and legibility issues on this sheet, please see Appendix E6 or Technical Services for assistance. One suggestion though - you only need to show up to 150' of the project limits. If you eliminate everything past that, you can increase your drawing size a little and that should help with a lot of the scanning problems right there. See redlines. Page 8 Number: 76 Created: 3/22/2007 [3/22/07] From Technical Services: Outer boundary monuments need to be defined. Acknowledged. Topic: Site Number: 9 Created: 3/6/2007 [3/6/07] (FC) Please see Appendix E6 for all scanning requirements. Please remove all shading and correct all overlapped labeling. Overlapped labeling has been corrected. Number: 10 Created: 3/6/2007 [3/6/07] (FC) Please remove the contours, utilities and landscaping. This will help with the scannability as well. The contours, utilities and landscaping has been removed. Number: 11 Created: 3/6/2007 [3/6/07] (Hearing) Please dimension all sidewalks and parkways. All sidewalks and parkway have been dimensioned. Number: 12 Created: 3/6/2007 [3/6/07] (Hearing) Directional ramps are required at all intersections. All proposed ramps have been changed to directional ramps. Topic: Utility - Cover Sheet Number: 15 Created: 3/6/2007 [3/6/07] (FC) Remove the word "Final" from the project title. The word "Final" has been removed from the project title. Number: 28 Created: 3/12/2007 [3/12/07] (FC) Remove the Director of Planning signature block, all sheets. He doesn't sign off on the utility plans but thanks anyway! : ) The Director of Planning signature block has been removed from the Utility Plan sheets. Topic: Utility - Detail Sheet Number: 56 Created: 3/12/2007 [3/12/07] (FC) Please provide a detail(s) sheet. Page 7 Lineweights have been changed to conform to scanning requirements. Number: 5 Created: 3/6/2007 [3/6/07] (FC) Please email me at sjoy@fcgov.com and I'll send you the current plat language. The trees design has been adjusted to required separation of 30 to 40 feet. Number: 6 Created: 3/6/2007 [3/6/07] (FC) Please state how all existing easements and row were dedicated. Acknowledged. Number: 7 Created: 3/6/2007 [3/6/07] (Hearing) Please label who the easements being dedicated by separate document are being dedicated to. The easement dedicated by separated document is being dedicated to the South Fort Collins Sanitation District and this note has been added. Number: 8 Created: 3/6/2007 [3/6/07] (FC) Please correct the misspellings. The misspellings have been corrected. Number: 73 Created: 3/22/2007 [3/22/07] From Technical Services: Boundary closes. Acknowledged. Number: 74 Created: 3/22/2007 [3/22/07] From Technical Services: Please show hatch in legend for vacation. The hatch depicting easement to be vacated per this plat has been added to the legend. Number: 75 Created: 3/22/2007 (3/22/07] From Technical Services: Line over text issues, see redlines for Plat and Site Plan. The line over text issues have been modified on both the Plat and Site plan. Page 6 [3/8/07] Compliance with Section 3.5.2 (Residential Building Standards) and Section 4.5 - LMN District will be required for all buildings (please revise last part of Site Plan Note #6). The last part of Note #6 has been modified. Department: Engineering Topic: General Number: 3 Issue Contact: Susan Joy Created: 3/6/2007 [3/6/07] (Hearing) Site/Landscape/Utility Plans need to show driveways on all lots with less than 50' of frontage so that we can determine that the utilities, driveway, and street tree will fit. We may need a utility coordination to insure that you have buildable lots. Number: 27 The site has been redesigned to eliminate all lots less than 50 feet of frontage. Created: 3/12/2007 [3/12/07] I've broken out the comments by (Hearing) and (FC) for Final Compliance, that way you can address the ones you absolutely have to go to hearing and wait on the ones for Final or start on them now if you like. It's completely up to you. Great submittal by the way! Thank you for all of hard work - it really shows. Topic: Landscaping Number: 13 Created: 3/6/2007 [3/6/07] (FC) Label tree removals. Label existing as existing or use greyscale instead. Tree Removal has been labeled. There will be two trees removed. Number: 14 Created: 3/6/2007 [3/6/07] (Hearing) Please show all utilities including gas, electric (label these) and water services. Will need to coordinate driveway locations for all lots 50' or less with the utility plans so that we can determine that the lots are servicable. Topic: Plat Number: 4 All utilities (gas, electric, water service, sanitary service and storm sewer) has been shown and labeled on the plan. Minimum separation of 10 feet from all sanitary service and water service was maintained. Created: 3/6/2007 [3/6/07] (FC) Please see Appendix E6 for all scanning requirements. Please remove shading and correct all overlapped labeling. Page 5 LLC. For Tract F, the record owner is Registry Ridge Master Association, Inc. For Tract H, the record owner is City of Fort Collins. These three parties will have to execute the plat as owners. 970-498-7097 The two other owner's signature blocks have been added to the plat for Tract F and Tract H. Number: 19 Created: 3/8/2007 ✓- [3/8/07] Please see redlines for minor spelling errors/typos. Minor spelling errors/typos have been corrected. Topic: Site Number: 20 Created: 3/8/2007 [3/8/07] Please clearly show the existing paths in Tracts J and I. These existing paths appear to lead to nowhere. Please coordinate pathway locations with Transportation Planning. A pedestrian path though Tract D (and potentially Tract C) should be provided to complete the pedestrian network for access from Truxtun Dr. to the future park site, and to connect the existing walkways to the east and south. There are no paths going through Tract J and I. The plans have been modified to reflect this. Number: 21 Created: 3/8/2007 [3/8/07] Per Note # 9 on the site plan: the neighborhood has requested that the developer match the proposed fencing to existing fences (white vinyl split rail) especially along areas backing up to pedestrian access, drainage and landscape easements. v ' Note #9 has been modified to comply with the neighborhoods request of (white vinyl split rail fencing. G Please refer to Section 3.8.11 of the Land Use Code for fence standards and revise Note #9 to comply. Number: 22 Created: 3/8/2007 [3/8/07] Please show which lots are solar -oriented lots. Per Section 3.2.3 65 percent of all lots under 15,000 square feet must be "solar -oriented." If you cannot comply with this standard, please submit a letter of request for Alternative Compliance that clearly identifies how/why this plan will accomplish the purpose of this section. Number: 23 The six "solar -oriented lots" have been specified on the site plan and a modification of standards letter has been submitted. Created: 3/8/2007 Page 4 Storm Line "A" has been submitted. 7. Adequate easements and easement rights need to be conveyed to lots 28-30 for the sanitary sewer service line easements. Easement widths shall be adjusted per final layout. 8. Access to the sanitary sewer line, in Tract A, for maintenance needs to be addressed. Plat language will be provided prior to final compliance. Please do not hesitate to contact me at 226-3104 ext. 104 if you have any questions or require additional information. Topic: Landscaping Number: 24 Created: 3/8/2007 [3/8/07] The majority of the street trees (especially along the park frontage) appear to be spaced every 50 feet instead of the required 30 to 40 foot average. Please refer to Susan's comments to make sure that utilities, driveways and street trees will all fit. The trees design has been adjusted to required separation of 30 to 40 feet. Number: 25 Created: 3/8/2007 [3/8/07] Please use different symbols for each species and include these symbols in the legend. A unique symbol has been used for each proposed specie and these symbols are shown in the legend. Number: 26 Created: 3/8/2007 / [3/8/07] Flowering Crabapple, Thornless Cockspur Hawthorn, and Redbud trees are ornamental, not canopy shade trees. Please work with Tim Buchanan, City Forester, to determine which species are appropriate as street trees. All ornamental trees have been changed to comply with the City Forester's recommendations. Topic: Plat Number: 16 Created: 3/7/2007 [3/7/07] Lisa Thieme (County Assessor): The review copy shows the owner of the property as Lennar Communities Colorado. Our records reflect three different owners for the three parcels involved in this project. For Tract C, Corrected Plat of Final Plat of Registry Ridge PUD, First Filing, the record owner is Lennar Colorado, Page 3 Number: 59 Created: 3/19/2007 [3/19/07] Bonnie Ham (Growth Coordinator- US Postal Service): Mail Service - Centralized delivery using a minimum of 2 centralized box units (industry type III) is required. Revise plan to show the required CBU locations as approved by the US Postal Service. In all cases the CBUs must be located in the public right-of-way or a designated easement. Be advised the responsibility of purchase and maintaining the CBUs with the concrete pads is that of the owner/developer/builder/HOA. Prior to occupancy within the development approved mail receptacles will be in place. Delivery Agreement will be in place prior to any delivery of mail. 970-225-4130. Two CBUs are shown on the site plan. k, n o Ft a bOJ] h�Q i rt+PX A�ll� Number: 60 Created: 3/20/2007 [3/20/07] Terry Farrill (Fort Collins Loveland Water District/South Fort Collins Sanitation District): 1. The minimum and maximum depth of cover over the water line is 5 feet and 6 feet respectively, unless otherwise noted. Acknowledged and all notes referring to water main depths have been changed. 2. The District signature blocks on the plat are to be removed. The signature blocks on the plat have been removed. 3. The District does not allow trees or landscaping within 10 feet of District facilities. Acknowledged. 4. The District requires minimum 30 foot wide easements for the sanitary sewer lines that are not located within the public ROW. The District will not be responsible for any landscape, facilities or structures located within the easement that are damaged during District operations, maintenance or replacement. A thirty foot wide easement has been designed to run through the proposed city park. The entire Tract B has been dedicated as a sanitary sewer easement. 5. The water services and curb stops are to be located in the center of the lot. The water services and curb stops have been moved to the center of the lot. 6. The profile for storm line "A" was not submitted for review and comment. Page 2 STAFF PROJECT REVIEW Citv of Fort Collins BUD CURTIS/CODY SNOWDON Date: 03/23/2007 NORTHERN ENGINEERING 200 S. COLLEGE AVE. FORT COLLINS, CO 80524 Staff has reviewed your submittal for REGISTRY RIDGE 5TH FILING PDP - TYPE I, and we offer the following comments: ISSUES: Department: Current Planning Topic: General Number: 1 Issue Contact: Shelby Sommer Created: 3/2/2007 [3/2/07] The following departments have indicated that they have no concerns with this proposal: Water Conservation, Comcast, and Neighborhood Services Acknowledged. Number: 2 Created: 3/6/2007 [3/6/07] Rick Lee (Building Department): Please see the attached list of applicable codes and standards for this development. Acknowledged. Number: 17 Created: 3/8/2007 ✓ [3/8/07] Tim Varrone (GIS): Snowdon Dr. has been reserved in the County Street Database for this development. Acknowledged. Number: 18 Created: 3/8/2007 [3/8/07] Please keep the plat documents separate from the site/landscape documents. A cover sheet is not needed for the site/landscape documents as long as all of the necessary information is on those plans. Acknowledged. Number: 58 Created: 3/19/2007 [3/19/07] Craig Foreman (Park Planning): Granting of the S.S. across park being done by Lindsay in Real Estate Services. Acknowledged. Page I