HomeMy WebLinkAboutREGISTRY RIDGE SEVENTH FILING, REPLAT OF FILINGS TWO & FOUR - PDP - PDP140020 - CORRESPONDENCE - REVISIONSPLANNING | LANDSCAPE ARCHITECTURE
1501 Academy Ct Suite 202 | Fort Collins CO
www.greenscape-designs.com
21 January 2014
City of Fort Collins
Pete Wray, AICP, Senior City Planner
281 North College Ave
Fort Collins CO 80524
RE: Registry Ridge PDP Filing 7, Re-plat of Filings 2 & 4
Dear Pete-
On behalf of Bob Quinette of BQ LLC, I am submitting herein the Registry Ridge Seventh
Filing PDP Second Review:
24 copies Response to Comments
25 copies Revised Site Plan
15 copies Revised Landscape Plan
15 copies Revised Subdivision Plat
5 copies Revised Conceptual Architecture
6 copies TIS Memorandum
9 copies Revised Utility Plans
All redlines received with review comments
Per our discussion at the review meeting we have included the required lighting in the
utility plans as it encompasses only one light fixture.
Please contact me at 970.631.2822 if you have any questions or need additional
information.
Sincerely-
Jennifer M. Gardner ASLA, RLA
PRINCIPAL + OWNER
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 2
Consultant Response to First Round Review Comments Dated 12/19/14
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: Building Elevations
Comment Number: 5 Comment Originated: 12/16/2014 12/16/2014:
AR01: Change product type from duplex to single-family" for photos and general notes on page.
Response: Addressed
Topic: General
Comment Number: 1 Comment Originated: 12/16/2014 12/16/2014:
All references to "duplex" should be changed to single-family attached, or detached units. Single-family dwelling units are permitted in the
L-M-N Zoning subject to administrative Type I review.
Response: Addressed
Comment Number: 6 Comment Originated: 12/16/2014 12/16/2014:
GIS: Addresses will be assigned by the GIS Department after the plans have met final approval through Development Review and are
recorded with the City.
Response: Noted
Comment Number: 7 Comment Originated: 12/16/2014 12/16/2014:
Comcast: If communication utilities are located in rear of units, there needs to be a 6' utility easement.
Response: The tracts that surround the outside of the property are utility easements, so most areas are
covered. We will continue to work with Comcast as we finalize the drawings to make sure that they have the
easements that they need.
Comment Number: 8 Comment Originated: 12/16/2014 12/16/2014:
The Fort Collins -Loveland Water District and the South Fort Collins Sanitation District have reviewed the Registry Ridge Fil 7 project and
submit the following comments.
Note # 13 under General Notes is to be deleted.
Response: Deleted as requested
The water services are to be abandoned at the main with a plug in the tap saddle.
Response: Added note #6 to the existing conditions and removals plans (C100 and C101)
Meter pits are to be located one foot inside the property side of the utility easement.
Response: Added to note #6 on the utility plans.
lnserta-a-tees are to be used to tap new sanitary sewer services to existing mains.
Response: Added note #10 to the utility plans
The 8 inch valve in Nimitz Drive at the private drive is to be located at the fire hydrant tee in Hornet Drive.
Response: Valve adjusted as requested
All weather road access is necessary for the existing sanitary sewer line.
Response: Per discussion at the review meeting added hatch and note on the utility plan calling out the
easement area as non-irrigated plantings.
The District will require 30 foot wide utility easements for the sanitary sewer in the private drives.
Response: Added easements into the lots where necessary to get the 30 foot total width of easement
The District will require another review due to the nature of the above comments. Please do not hesitate to contact me at 226-3104, ext.
104, if you have any questions or require additional information- Terry Farrill.
Response: Acknowledged.
Comment Number: 10 Comment Originated: 12/17/2014 12/17/2014:
In Filing 2 replat the alley stubs out into the existing drive which is managed and maintained by the existing HOA. How is this being
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 3
coordinated with the proposed new street maintenance management?
Response: Applicant will coordinate with existing HOA.
Comment Number: 11 Comment Originated: 12/19/2014 12/19/2014:
The City's Metro District Policy adopted in 2008 expressly forbids the use of Metro Districts for residential development. Staff recommends
the applicant coordinate with the existing HOA to be included for fee and maintenance program for Filing 7.
Response: Noted. Applicant will take this into consideration.
Comment Number: 12 Comment Originated: 12/19/2014 12/19/2014:
Existing Filing 2 of Registry Ridge: See Zoning comment. For phase 1J the recreational space was to be constructed as part of the
southern portion of the building envelope 3 as specified in the Minor Amendment approved in 2000. If that building was not constructed, the
applicant may consider including building and open space as part of the replat for Filing 2 and PDP to complete the residential portion of
Registry Ridge.
Response: Building envelope 3 in filing 2 has been fully built out, therefore the open space will be completed
by separate party under the original filing 2 contract and not included as part of the Filing 7 re-plat..
Topic: Plat
Comment Number: 2 Comment Originated: 12/16/2014 12/16/2014:
Update signature block for planning approval to change Director of Planning to Director of "Community Development & Neighborhood
Services (CDNS)", see redlines.
Response: The signature block has been revised.
Comment Number: 3 Comment Originated: 12/16/2014 12/16/2014:
Page 3: Change Enterprise Dr. to Hornet Drive on right plan view.
Response: The Drive has been revised.
Topic: Site Plan
Comment Number: 4 Comment Originated: 12/16/2014 12/16/2014:
SP01: Update planning signature block to match Plat comment. Change Land Use Summary of Single-family "Duplex" to Attached.
Response: Addressed.
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General
Comment Number: 1 Comment Originated: 12/17/2014 12/17/2014:
Please adjust the plat to show the properties with curb cuts and sidewalk chases on Lot 1 of Block 2, Lot 3 of Block 3, Lots 1 and 8 of Block
12 as drainage easements. See redlines.
Response: Added as requested
Comment Number: 2 Comment Originated: 12/17/2014 12/17/2014:
Directional ramps need to be added to the intersection of Enterprise Drive and Bon Homme Richard Drive.
Response: Added note #6 to the utility plans
Comment Number: 3 Comment Originated: 12/17/2014 12/17/2014:
The existing ROW on Cabot Court, Nimitz Drive, Hornet Drive and Enterprise Drive will need to be vacated. Please see link to the vacation
process:
http://www.fcgov.com/engineering/pdf/Vacationofeaseinfo2010.pdf
Response: Vacation being submitted with this submittal
Comment Number: 4 Comment Originated: 12/17/2014 12/17/2014:
The cross section of Hornet Drive requires a minimum of 6' parkways.
Response: Addressed per discussion.
Comment Number: 5 Comment Originated: 12/17/2014 12/17/2014:
The sidewalks adjacent to the project along the round-a-bout at Bon Homme Richard Drive and Nimitz Drive will need to be reconstructed
with detached sidewalks to meet sidewalk
standards in round-a-bouts.
Response: Addressed.
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 4
Comment Number: 6 Comment Originated: 12/17/2014 12/17/2014:
If private drives are desired or required to be named, signage will be required to the start of all private drives that state the following: [Private
Drive Name] Privately Maintained.
Response: Acknowledged
Comment Number: 7 Comment Originated: 12/19/2014 12/19/2014:
Please extend the asphalt sawcut limits where the existing curb and sidewalk will be removed at enterprise drive and bon Homme Richard
Drive. Also show these limits for the construction of the directional ramps as well. See redlines.
Response: As there was not the need to do full reconstruction through this intersection we provided the limits
for a mill and overlay.
Comment Number: 8 Comment Originated: 12/19/2014 12/19/2014:
The geotechnical engineering report dated July 25, 2006 will need to be updated to include the lower portion of the project. The existing
report only shows the area north of Bon Homme Richard Drive.
Response: We have included the original geotech report for Filing 4 with this re-submittl.
Comment Number: 9 Comment Originated: 12/19/2014 12/19/2014:
Please add the following note to the plat:
"There shall be no private conditions, covenants or restrictions that prohibit or limit the installation of resource conserving equipment or
landscaping that are allowed by sections 12-120 - 12-122 of the City Code."
Response: The note has been added to Sheet 1
Comment Number: 10 Comment Originated: 12/19/2014 12/19/2014:
No permeable pavers are allowed in any easements. Please adjust the permeable pavers on the Private Drive in Tract C. Please add a
ribbon curb to edge of pavers or extend the concrete from the driveway approach. See Redlines.
Response: The area in question was made concrete.
Comment Number: 11 Comment Originated: 12/19/2014 12/19/2014:
Please show the dirveway locations with dimensions on Enterprise drive, north of Bon Homme Richard Drive. See redlines.
Response: The driveway locations with the width are shown on the horizontal control plans (C200 and
C201). They are still preliminary in nature until the final buildings are selected for those lots.
12/19/2014: Please provide the street grades on the street plan and profiles.
Response: Added as requested.
Comment Number: 13 Comment Originated: 12/19/2014 12/19/2014:
The minimum vertical curves for residential streets is 75'. Please adjust the VC's for Hornet Drive.
Response: Updated to meet the requirements
Comment Number: 14 Comment Originated: 12/19/2014 12/19/2014:
Please show sidewalk removal for utilities that will be removed on Enterprise Drive. See Redlines.
Response: Added as requested.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans
Comment Number: 1 Comment Originated: 12/17/2014 12/17/2014:
Provide only one street tree per lot in front lot locations for all lots that are 60 feet or less in width (LUC 3.2.1 d 2 a). This
appears to be most if not all the lots. For these narrow lots there is not enough space to provide for the tree utility and drive
way separation standards and to have more than one street tree per lot. In other parkway locations space canopy shade
trees at 30-40 foot spacing’s. Where suitable ornamental trees are used then street trees can be spaced at around 25 foot
spacing.
Response: Plans were adjusted to show only one street tree for each cingle family detached lot. All of the
Single Family Attached lots along Nimitz, Hornet and Enterprise are alley loaded eliminating any driveway –
street tree conflicts therefore trees have been spaced appropriate to species and in accordance with the utility
separation requirements stated below.
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 5
Comment Number: 2 Comment Originated: 12/17/2014 12/17/2014:
Provide street trees in an irrigated parkway along project frontage on South Shields to the south of Bon Homme Richard
Drive.
Response: Four street trees and irrigation turf have been added to this location.
Comment Number: 3 Comment Originated: 12/17/2014 12/17/2014:
Provide a street plan with individual tree locations to these LUC tree separation standards.
8 feet from driveways
20 feet from stop signs or other traffic signals 10 feet from water or sewer mains
6 feet from water or sewer service lines 4 feet from gas lines
40 feet from street lings for Canopy shade trees used as street trees 15 from street lights for ornamental trees used as street trees
Response: All street trees shown on the landscape plan meet the standards herein and the minimum tree
separations have been included with the “City of Fort Collins Planting Notes” on sheet LS01
12/17/2014:
Please add these street tree notes to landscape plan sheet LS01. List them under a separate heading titled Street Tree Notes. Avoid
duplication of these same notes in other note lists on the landscape plan so they show up only once on the plan.
1. A permit must be obtained from the City Forester before any trees or shrubs as noted on this plan are planted, pruned or
removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other City property. This permit
shall approve the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold
on certificate of occupancy.
2. Contact the City Forester to inspect all street tree plantings at the completion of each phase of the development. All trees need
to have been installed as shown on the landscape plan. Approval of street tree planting is required before final approval of each
phase.
3. Street trees shall be supplied and planted by the developer using a qualified landscape contractor.
4. The developer shall replace all dead and dying street trees after planting until final maintenance inspection and acceptance by
the City of Fort Collins Forestry Division. All street trees in the project must be established of an approved species and of acceptable
condition prior to acceptance.
5. Street tree locations and numbers may be adjusted to accommodate driveway locations, utility standards, separation between
trees, street signs and street lights. Street trees shall be centered in the middle of the parkway. Quantities shown on plan must be
installed unless a reduction occurs to meet separation standards.
Response: Notes have been added and duplication avoided.
Comment Number: 5 Comment Originated: 12/17/2014 12/17/2014:
Place this note with large print and a bold border on the landscape plan sheet LS01.
A free permit must be obtained from the City Forester before any street trees are planted in parkways between the sidewalk and curb.
Street tree locations and numbers may change to meet actual utility/tree separation standards. Landscape contractor must obtain approval
of street tree location after utility locates. Street trees must be inspected and approved before planting. Failure to obtain this permit is a
violation of the Code of the City of Fort Collins.
Response: Note has been added to the upper left hand corner of sheet LS01.
12/17/2014:
Please add these additional planting notes.
1. The following separations shall be provided between trees and utilities:
40 feet between shade trees and street lights
15 feet between ornamental trees and streetlights
20 feet between streets and traffic control signs and devices
10 feet between trees and public water and sanitary and storm sewer lines 4 feet between shrubs and public water and sanitary and
storm sewer lines 6 feet between trees and water and sewer service lines
4 feet between trees and gas lines
8 feet between trees and driveways and alleys
2. Turf areas shall be irrigated with an automatic pop-up irrigation system. Shrub beds and trees to be irrigated with an automatic
drip (trickle) irrigation system. The irrigation system to be installed by the developer. The irrigation plan shall be reviewed and
approved by the City of Fort Collins prior to the issuance of a building permit.
3. Landscaping must be installed or secured with an irrevocable letter of credit, Performance Bond, or escrow account for 125%
of the valuation of the materials and labor prior to issuance of a Certificate of Occupancy.
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 6
Landscaping shall be installed and maintained by the developer, including trees and ground cover with in the R.O.W,
until transfer to the HOA. Street trees shall be maintained by the City of Fort Collins after approval and establishment.
Response: Notes have been added.
Comment Number: 7 Comment Originated: 12/17/2014 12/17/2014:
Clarify the use of irrigated lawn in parkway areas. The current symbol for Fine fescue sod differs from the symbol for the landscape surface
in parkway areas. Show irrigated sod in parkways or define what the acceptable alternative is. The basic standard is for irrigated lawn in
parkways.
Response: The hatch symbols have been updated for clarification. Irrigated turf is being proposed in all
parkways with dryland grass in all other areas.
Comment Number: 8 Comment Originated: 12/17/2014 12/17/2014:
The symbol PCC is used to label some of the trees but appears to not be included in the plant list.
Response: PCC has been added to the plant list.
Comment Number: 9 Comment Originated: 12/17/2014 12/17/2014:
Bigtooth maple can be listed as a deciduous ornamental tree and sized accordingly. It is currently shown as a shade tree.
Response: Addressed.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review
12/17/2014:
Building Permit Pre-Submittal Meeting
Pre-Submittal meetings 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.
Response: Noted.
Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the
State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. 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: Category B.
Climate Zone: Zone 5 Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or
contact the above phone number.
Response: Noted.
Registry Ridge 7th filing – project specific concerns:
1. Fire-sprinkler systems are required for all new duplexes and townhouses.
2. Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
3. All windows above the 1st floor require minimum sill height of 24”
4. State statute CRS 9-5 requires project provide accessible units.
5. New Green Code requires:
a. Upgraded insulation is required for buildings using electric heat or cooling.
b. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks.
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 7
c. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required.
d. Special combustion safety requirements for natural draft gas appliances.
e. Low VOC interior finishes. City of Fort Collins
Building Services Plan Review
416-2341
Response: Noted.
Department: Light And Power
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General
Comment Number: 2 Comment Originated: 12/09/2014 12/09/2014:
Utility Plan shows a disconnect in the existing electrical line (-E-) located on NE corner of Bon Homme Richard Dr & Nimitz Dr. Please
update Utility Plan dwg to reflect this connection.
Response: Addressed
Comment Number: 3 Comment Originated: 12/09/2014 12/09/2014:
Drawings indicate an existing (-E-) line heading east off of Nimitz Dr located north of Bon Homme Richard Dr. L&P would like to confirm
that this line actually exists since our maps do not
reflect this line currently installed.
Response: Working on confirming this line and will get you information as soon as it is available.
Topic: Lighting Plan
Comment Number: 1 Comment Originated: 12/09/2014 12/09/2014:
It's noticed there's already existing street lighting in place north of Bon Homme Richard Dr. Proposed street lighting will need to be installed
south along Hornet Dr. After looking at the Landscaping Plan, some proposed tress may need to be removed in order to meet the City's
street lighting clearance policy. Please contact City of Fort Collins, Light & Power Department @ 221-6700 to coordinate street lighting
along Hornet Dr.
Response: Added one light to Hornet Drive, refer to the utility plans for the location.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General
Comment Number: 1 Comment Originated: 12/19/2014 12/19/2014:
PREMISE IDENTIFICATION
An addressing plan for the alley loaded lots needs to be submitted for review and approval. Naming the private drives and posting street
signs at corners is the recommended method, however not required. I've provided code language if you choose to name these units off the
nearest public street. Monument signage would then be needed. Please contact me with any questions.
Response: Street names have been provided for the three private drives. Street signs will be placed at the
street corners.
> 2012 IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification
placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch
numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way,
a monument, pole or other sign or means shall be used to identify the structure.
Response: Signage will be added at the entrance to the two private drives which have units addressed in this
fashion. There are a total of 8 units in this situation.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control
12/02/2014: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted for FDP.
The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3.
Current Erosion Control Materials Submitted does not meet requirements. Redlines were attached to the Stormwater/Water Utilities
Plans. Please submit; Corrected Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need
clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @
jschlam@fcgov.com
Response: Will be done at FDP per our discussion.
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 8
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General
Comment Number: 2 Comment Originated: 12/16/2014 12/16/2014:
Stormwater is ready for a hearing.
Response: Acknowledged
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 12/16/2014 12/16/2014:
No comments.
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 12/16/2014 12/16/2014:
Please revised the sub-title to match the changes made to the sub-title on the Subdivision Plat.
Response: Addressed
12/16/2014: The City has moved to the NAVD88 vertical datum. Please provide the following information in the format shown below.
If your project is started on NAVD88 datum:
1) PROJECT DATUM: NAVD88 BENCHMARK #1 w/ DESCRIPTION ELEVATION:
BENCHMARK #2 w/ DESCRIPTION ELEVATION:
OR, if project has already been surveyed in NAVD29 Unadjusted datum:
2) PROJECT DATUM: NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS DATUM) BENCHMARK #1 w/ DESCRIPTION
ELEVATION:
BENCHMARK #2 w/ DESCRIPTION ELEVATION:
If using NGVD29 UNADJUSTED the following equation statement will be needed.
NOTE: IF NAVD 88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 =
NGVD29 UNADJUSTED + X.XX’
Response: Addressed
Comment Number: 4 Comment Originated: 12/16/2014 12/16/2014:
Please correct the sheet index. See redlines.
Response: Addressed
Comment Number: 5 Comment Originated: 12/16/2014 12/16/2014:
Please correct the "South Shields Street" name. See redlines.
Response: Addressed
Comment Number: 6 Comment Originated: 12/16/2014 12/16/2014:
There are line over text issues. See redlines.
Response: Addressed
Comment Number: 7 Comment Originated: 12/16/2014 12/16/2014:
Please tie the coordinate values shown to the property boundary.
Response: Addressed as discussed
Comment Number: 8 Comment Originated: 12/16/2014 12/16/2014:
There are text over text issues. See redlines.
Response: Addressed
Topic: Landscape Plans
Comment Number: 9 Comment Originated: 12/16/2014 12/16/2014: The
easement descriptions shown are incorrect. See redlines. If they are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
Response: Addressed
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 9
Comment Number: 10 Comment Originated: 12/16/2014 12/16/2014:
There are line over text issues. See redlines.
Response: Addressed
Topic: Plat
Comment Number: 11 Comment Originated: 12/16/2014
12/16/2014: Please revise the sub-title. See redlines.
Response: The subdivision has been revised per redlines.
Comment Number: 12 Comment Originated: 12/16/2014
12/16/2014: Please make changes to the legal description as marked. See redlines.
Response: The legal description has been revised per redlines.
Comment Number: 13 Comment Originated: 12/16/2014 12/16/2014:
Please change "Engineering Department" in the Notice Of Other Documents to "City Clerk". See redlines.
Response: Revision has been made.
Comment Number: 14 Comment Originated: 12/16/2014 12/16/2014:
Please add an easement acceptance block for the South Fort Collins Sanitation District,
with likely their language.
Response: A signature block has been added to Sheet 1 for SFCSD.
Comment Number: 15 Comment Originated: 12/16/2014 12/16/2014:
Please change the Vacation Statment as marked. See redlines.
Response: The Vacation Statement has been revised per redlines.
Comment Number: 16 Comment Originated: 12/16/2014 12/16/2014:
Please add title commitment information as available.
Response: The title commitment information has been updated and entered in on Sheet 1.
Comment Number: 17 Comment Originated: 12/16/2014 12/16/2014:
Please add a "t" to Architect on sheet 1. See redlines.
Response: Revised.
Comment Number: 18 Comment Originated: 12/16/2014 12/16/2014:
Please add sheet numbers to the keymap on sheet 2. See redlines.
Response: Sheet numbers have been added to the keymap.
Comment Number: 19 Comment Originated: 12/16/2014 12/16/2014:
Please review the description for the East Quarter Corner. It does not match the
monument record provided.
Response: The East Quarter Corner was verified and is consistent with the plat. A new monument record
has been signed, and a copy has been forwarded to Jeff County.
Comment Number: 20 Comment Originated: 12/16/2014 12/16/2014:
Please review the data marked in the curve table. See redlines. It does not match other
sheets and/or the previous plats.
Response: The curve table data now matches the plat and previous plats.
Comment Number: 21 Comment Originated: 12/16/2014 12/16/2014:
Please add dedication information for all street rights of way. See redlines.
Response: The dedication information for existing street rights of way has been added per redlines.
Comment Number: 22 Comment Originated: 12/16/2014 12/16/2014:
The reception numbers & Zoning information are not necessary, but can stay on the plat.
Response: The reception numbers and current zoning have remained on the plat.
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 10
Comment Number: 23 Comment Originated: 12/16/2014 12/16/2014:
Please label all surrounding properties with "Unplatted" or the subdivision name. See redlines.
Response: The subdivision names and “Unplatted” has been added to the plat.
Comment Number: 24 Comment Originated: 12/16/2014 12/16/2014:
Please add the bearings, distances & curve data as marked. See redlines.
Response: Additional dimensions (bearings, distances and curve data) have been added to the plat.
Comment Number: 25 Comment Originated: 12/16/2014 12/16/2014:
Has the 30' Exclusive Sanitary Sewer Easement along Shields Street been vacated already, or are you intending to vacate it?
Response: This Easement is currently being vacated by this plat, however we are awaiting a response from
Terry Farrel to verify most appropriate action.
Comment Number: 26 Comment Originated: 12/16/2014 12/16/2014:
There are line over text issues. See redlines.
Response: The line over text issues have been addressed.
Comment Number: 27 Comment Originated: 12/16/2014 12/16/2014:
Please correct the typo in the legend. See redlines.
Response: The legend typo has been addressed.
Topic: Site Plan
Comment Number: 28 Comment Originated: 12/16/2014 12/16/2014:
Please revised the sub-title to match the changes made to the sub-title on the Subdivision Plat. This will serve as the legal description, so
remove the metes & bounds legal description on sheet SP01. See redlines.
Response: Addressed
Comment Number: 29 Comment Originated: 12/16/2014 12/16/2014:
There are line over text issues. See redlines.
Response: Addressed
Comment Number: 30 Comment Originated: 12/16/2014 12/16/2014: The
easement descriptions shown are incorrect. See redlines. If they are going to stay onthe plan, they should match what is shown on the
Subdivision Plat.
Response: They remain on the plan and have been updated accordingly.
Comment Number: 31 Comment Originated: 12/16/2014 12/16/2014:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
Response: Addressed
Comment Number: 32 Comment Originated: 12/16/2014 12/16/2014:
There is text that needs to be rotated 180 degrees. See redlines.
Response: Addressed
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: Site Plan
Comment Number: 1 Comment Originated: 12/17/2014 12/17/2014:
Transportation Planning made a comment during conceptual review regarding pedestrian connectivity from Filing 4 to the south and west.
All other areas within the development have ped connections through the end of cul-de-sacs. This area should do the same.
Response: A pedestrian connection has been added at the west end of Cabot Court in similar location to the
connection approved with the original Filing 4 plans. Detailed alignment and grading will be worked out
through the FDP per conversations with Marc Ragasa.
Comment Number: 2 Comment Originated: 12/17/2014 12/17/2014:
Filing 2 layout and circulation seems awkward. We have lots of questions about how it will work - whether vehicles can actually turn into
and get out of garages along the narrow alleys. How do lots 1 and 2 get access? Do vehicles in Tract A have a turnaround - are there
sidewalks or is it public?
Registry Ridge Seventh Filing PDP – Response to Round 1 Comments |Page 11
Response: This area has been revised to reduce the paved surface of the drive and provide an access
easement for the two lots on either end. This will allow for more flexibility in driveway configuration for those
lots and avoid circulation confusion in that area.
Topic: Traffic Impact Study
Comment Number: 3 Comment Originated: 12/19/2014 12/19/2014: The
site plan, road layout and number of units shown in the TIS are not consistent with the site plan submitted. The TIS will not need to be re-
done, but we will need a letter memo from the traffic engineer identifying the actual number of units, the correct street layout, how that
impacts the information in the TIS and a statement that the conclusions in the TIS don't change (if true).
Response: A memo has been provided by the Traffic Engineer.
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/19/2014 General or
Planting Notes should include that no Certificates of Occupancy will be issued without the completion of landscaping or secured by 125% of
remaining landscaping costs presented to the City in the form of Escrow, Letter of Credit, or Bond. The release of landscaping financial
guarantees will include the presentation to Zoning of copies of Forestry issued Tree Permits for those trees planted in the City ROW.
Response: Added
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 12/19/2014 12/19/2014: A
phasing plan for Registry Ridge 2nd occurred under a minor amendment (MA080061). The phasing plan shows phase 1J to include the
recreational space and the southern portion of the building envelope 3 of Registry Ridge 2. This serves as information only and does not
place the responsibility of the developers of Registry Ridge 7th to construct this recreational space.
Response: Noted. See response to comment #12 on page 3 of this document.
Topic: Site Plan
Comment Number: 1 Comment Originated: 12/19/2014 Based on the
site plan and elevations what is labeled as "Duplex" throughout the development plan are not duplex or two family dwellings. They appear
to be single family attached dwellings thus the term "duplex" should be removed from the plans.
Response: Addressed.