HomeMy WebLinkAboutREGISTRY RIDGE SEVENTH FILING, REPLAT OF FILINGS TWO & FOUR - PDP - PDP140020 - CORRESPONDENCE - (3)Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
February 06, 2015
Bob Quinette
RC Ventures
10221 Prestiwick Trail
Lonetree, CO 80124
RE: Registry Ridge Seventh Filing - Replat of Filings Two & Four, PDP140020, Round Number 2
Comment Summary:
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: Building Elevations
02/03/2015: AR01: Correct spelling in General Notes A-3 "earth".
Comment Number: 2 Comment Originated: 02/03/2015
Topic: General
02/04/2015: Need to show path connection to existing Filing Four cul-de-sac area.
Comment Number: 3 Comment Originated: 02/04/2015
02/06/2015: In reviewing staff comments from Round 2, it appears this is ready for
hearing. I will coordinate availability and options for scheduling a hearing date.
Comment Number: 4 Comment Originated: 02/06/2015
Topic: Landscape Plans
02/03/2015: LS01: Add plant list quantities in count column.
Comment Number: 1 Comment Originated: 02/03/2015
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com
Topic: General
Please see the following summary of comments from City staff and outside reviewing agencies for
your submittal of the above referenced project. If you have questions about any comments, you may
contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at
970-221-6754 or pwray@fcgov.com.
Page 1 of 8
02/02/2015: Application and payment for the ROW vacation still needs to be
submitted. Please see ROW Vacation process here: :
http://www.fcgov.com/engineering/pdf/VacationofRowinfo2011.pdf and the TDRF
application here:
http://www.fcgov.com/engineering/pdf/TDRF2012applicationform.pdf
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
Comment Number: 3 Comment Originated: 12/17/2014
01/30/2015: It appears that sidewalk in the southeast and southwest corners of the
round-a-bout are not in right of way. Additional right of way may be needed to meet
minimum parkway and sidewalk widths.
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.
Comment Number: 5 Comment Originated: 12/17/2014
01/30/2015: Please add this note, the locations and signs to Final Plans.
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.
Comment Number: 6 Comment Originated: 12/17/2014
02/02/2015: Please show the trail connection off of Cabot Ct connecting to Vinson
Street (Between Sculpin Ct and Shangri-La Ct) as shown on Registry Ridge PUD
Third Filing on the Site Plan.
Comment Number: 15 Comment Originated: 02/02/2015
02/02/2015: An additional easement needs to be platted for the sidewalk along the
private drive on Cabot Court. The northwest corner of Lot 1 of Block 6 needs to be
dedicated. Please see redlines.
Comment Number: 16 Comment Originated: 02/02/2015
02/04/2015: Please change the Pedestrian Access Easement along Cabot Ct to
Access Easement to allow for various forms of acces (bikes, strollers. etc)
Comment Number: 17 Comment Originated: 02/04/2015
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
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.
Comment Number: 1 Comment Originated: 12/17/2014
Page 2 of 8
12/17/2014:
Provide street trees in an irrigated parkway along project frontage on South Shields
to the south of Bon Homme Richard Drive.
Comment Number: 2 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
Comment Number: 3 Comment Originated: 12/17/2014
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.
Comment Number: 4 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.
Comment Number: 5 Comment Originated: 12/17/2014
Page 3 of 8
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.
4. 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.
Comment Number: 6 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.
Comment Number: 7 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.
Comment Number: 8 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.
Comment Number: 9 Comment Originated: 12/17/2014
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Page 4 of 8
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.
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.
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.
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
Comment Number: 1 Comment Originated: 12/17/2014
Department: Light And Power
Page 5 of 8
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
Topic: General
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.
Comment Number: 3 Comment Originated: 12/09/2014
02/02/2015: Additional street lighting will need to be added to city streets located
adjacent to the development, in order to meet city standards. Shaded trees must
maintain a 40’ and ornamental trees must maintain a 15’ clearance of city lights.
Please contact Light and Power at 221-6700 to coordinate this.
Comment Number: 4 Comment Originated: 02/02/2015
02/02/2015: Please show existing and proposed street lighting on Landscape Plan
so clearances are easily identified.
Comment Number: 5 Comment Originated: 02/02/2015
02/02/2015: Please coordinate transformer locations with Light and Power at
221-6700. Transformers must be placed within 10 feet of solid surface for our
maintenance vehicles. An 8’ frontal and 3’ side and back clearance must be
maintained for these transformers.
Comment Number: 6 Comment Originated: 02/02/2015
02/02/2015: Please identify meter locations on the utility drawing.
Comment Number: 7 Comment Originated: 02/02/2015
02/02/2015: It is assumed each dwelling unit will require single phase power?
Comment Number: 8 Comment Originated: 02/02/2015
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
02/03/2015: Acknowledge FDP Submittle for Erosion Control Report and Escrow
requirements. Redlines on plans minor changes and need details for the FDP
Submittle.
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
Comment Number: 1 Comment Originated: 12/02/2014
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
12/16/2014: Stormwater is ready for a hearing.
Comment Number: 2 Comment Originated: 12/16/2014
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Page 6 of 8
Topic: Building Elevations
02/02/2015: The sheet that was provided is sheet 4 of 4. We were not routed
sheets 1 - 3.
12/16/2014: No comments.
Comment Number: 1 Comment Originated: 12/16/2014
Topic: Construction Drawings
02/02/2015: All benchmark statements need to match on all sheets.
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¿
Comment Number: 3 Comment Originated: 12/16/2014
Topic: General
02/02/2015: ROW VACATION LEGAL: No comments.
Comment Number: 33 Comment Originated: 02/02/2015
Topic: Landscape Plans
02/02/2015: There are still issues with the easements shown. See redlines.
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.
Comment Number: 9 Comment Originated: 12/16/2014
Page 7 of 8
02/02/2015: There are still line over text issues. See redlines.
12/16/2014: There are line over text issues. See redlines.
Comment Number: 10 Comment Originated: 12/16/2014
Topic: Plat
02/02/2015: Please make changes to the legal description as marked. See redlines.
12/16/2014: Please make changes to the legal description as marked. See redlines.
Comment Number: 12 Comment Originated: 12/16/2014
02/02/2015: There is still an issue with this corner. It does not match the monument
record emailed to us.
12/16/2014: Please review the description for the East Quarter Corner. It does not
match the monument record provided.
Comment Number: 19 Comment Originated: 12/16/2014
02/02/2015: There are still issues with the curve table. See redlines.
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.
Comment Number: 20 Comment Originated: 12/16/2014
02/02/2015: There are still a few distances to be added on sheet 5. See redlines.
12/16/2014: Please add the bearings, distances & curve data as marked. See
redlines.
Comment Number: 24 Comment Originated: 12/16/2014
Topic: Site Plan
02/02/2015: This does not match the sub-title on the Subdivision Plat.
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.
Comment Number: 28 Comment Originated: 12/16/2014
02/02/2015: There are still line over text issues. See redlines.
12/16/2014: There are line over text issues. See redlines.
Comment Number: 29 Comment Originated: 12/16/2014
02/02/2015: There are still issues with the easements shown. See redlines.
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.
Comment Number: 30 Comment Originated: 12/16/2014
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: Site Plan
02/03/2015: A connection is now shown at the end of Cabot Court. The final
alignment and grading will need to worked out at the FDP stage.
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.
Comment Number: 1 Comment Originated: 12/17/2014
02/03/2015: We'll need to see the signing and striping plans as a part of final
design.
Comment Number: 4 Comment Originated: 02/03/2015
Page 8 of 8