HomeMy WebLinkAboutREGISTRY RIDGE SEVENTH FILING, REPLAT OF FILINGS TWO & FOUR - FDP - FDP150015 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICANT COMMUNICATIONPLANNING | LANDSCAPE ARCHITECTURE
1501 Academy Ct Suite 202 | Fort Collins CO
www.greenscape-designs.com
15 April 2015
City of Fort Collins
Pete Wray, AICP, Senior City Planner
281 North College Ave
Fort Collins CO 80524
RE: Registry Ridge Filing 7, Re-plat of Filings 2 & 4 – Final Development Plans
Dear Pete-
On behalf of Bob Quinette of BQ LLC and RC Ventures, I am submitting herein the
final Registry Ridge Seventh Filing FDP plans for initial review.
Planning responses are from the final round of PDP review that were submitted in
February prior to hearing. We have not received any additional comments since
then. The only two outstanding issues are resolution of the re-striping on Bonn
Homme Richard and final alignment of the trail to the south which is currently
being reviewed by our engineers for a suitable solution.
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 Conceptual Review Comments Page 2
Consultant Response to PDP Review Letter dated Feb 6, 2015
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: Building Elevations
Comment Number: 2 Comment Originated: 02/03/2015
02/03/15: AR01: Correct spelling in General Notes A-3 "earth".
Response: Corrected
Topic: General
Comment Number: 3 Comment Originated: 02/04/2015
02/03/15: Need to show path connection to existing Filing Four cul-de-sac area.
Response: A trail has been added to sheet SP04. Final alignment and grading will be
detailed on final plans
Comment Number: 4 Comment Originated: 02/06/2015
02/03/15: 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.
Response: Noted
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 02/03/2015
02/03/15: LS01: Add plant list quantities in count column.
Response: Quantities have been added
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com
Topic: General
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
Response: ROW Application was submitted to the City of Fort Collins on 2/17/15
Comment Number: 5 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.
Response: The Right-of-way was expanded to keep the sidewalk inside it.
Comment Number: 6 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.
Response: Will be added to the final plans as requested
Comment Number: 15 Comment Originated: 02/02/2015
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.
Registry Ridge Seventh Filing PDP – Response to Conceptual Review Comments Page 3
Response: A trail has been added to sheet SP04. Final alignment and grading will be
detailed on final plans
Comment Number: 16 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.
Response: The easement was added as requested.
Comment Number: 17 Comment Originated: 02/04/2015
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)
Response: The easement type was adjusted as requested.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic:
Landscape Plans
Comments 1-9 have been marked resolved.
Comment Number: 10
02/09/2015:
It appears that the street trees along Shields are not labeled as to species.
Response: A label has been added
Comment Number: 11
02/09/2015:
Is it possible to place a street tree by any of the following lots and still meet the separation
standards? These lots are located south of Bon Homme Richard Drive on the circle that
includes Nimitz, Hornet and Enterprise and don’t appear to have a street tree located by
them. If planting on any of these lots is limited by a street light then evaluated use of an
ornamental tree such as Chanticleer Pear.
These lots include:
Lots 4 and 5 that face south in block 10
Lots 3 and 4 that face north in block 7
Response: Yes, per discussion out at the site we will take a look at revising the layout of all
street trees on Nimitz, Hornet and Enterprise for the final plans. Current spacing is due to
street lights and utility stubs that we will coordinate with the Utility Plans to try to get more
even tree spacing.
Comment Number: 12
02/09/2015:
Contact the City Forester for an on-site meeting to obtain tree condition and mitigation
information to complete the table on sheet SP 102. Provide upsized mitigation trees to meet
the mitigation requirement. LUC 3.2.1 F.
Canopy Shade trees 3.0 inch caliper
Ornamental trees 2.5 inch caliper
Evergreen trees 8 feet height
Response: On-site meeting took place on 2/18/15 and the table on SP02 has been updated
accordingly
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic:
Building Insp Plan Review12/17/2014:
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
Registry Ridge Seventh Filing PDP – Response to Conceptual Review Comments Page 4
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
Response: Noted. The applicant is currently interviewing builders for the project and will
schedule a pre-submittal meeting when the product has been chosen.
Department: Light And Power
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General
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: Updated the lines per locates.
Registry Ridge Seventh Filing PDP – Response to Conceptual Review Comments Page 5
Comment Number: 4 Comment Originated: 02/02/2015
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.
Response: Added lighting to the utility plans as requested.
Comment Number: 5 Comment Originated: 02/02/2015
02/02/2015: Please show existing and proposed street lighting on Landscape Plan so
clearances are easily identified.
Response: Street lights are shown and labeled.
Comment Number: 6 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.
Response: To be done with final drawings.
Comment Number: 7 Comment Originated: 02/02/2015
02/02/2015: Please identify meter locations on the utility drawing.
Response: Meters will be located at time of building construction per conversation during
development review meeting.
Comment Number: 8 Comment Originated: 02/02/2015
02/02/2015: It is assumed each dwelling unit will require single phase power?
Response: Correct.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control
Comment Number: 1 Comment Originated: 12/02/2014
02/03/2015: Acknowledge FDP Submittal for Erosion Control Report and Escrow
requirements. Redlines on plans minor changes and need details for the FDP Submittal.
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: Okay
ontact: 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: Okay
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 12/16/2014
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.
Response: That was a typo that has been removed…there is only one sheet
Topic: Construction Drawings
Comment Number: 3 Comment Originated: 12/16/2014
Registry Ridge Seventh Filing PDP – Response to Conceptual Review Comments Page 6
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
Response: Updated the description on Sheet to match the cover
Topic: General
Comment Number: 33 Comment Originated: 02/02/2015
02/02/2015: ROW VACATION LEGAL: No comments.
Response: Ok
Topic: Landscape Plans
Comment Number: 9 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.
Response: Easements have been removed or updated to match plat.
Comment Number: 10 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.
Response: Line over text issues have been addressed.
Topic: Plat
Comment Number: 12 Comment Originated: 12/16/2014
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.
Response: Legal has been updated.
Comment Number: 19 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.
Response: Monument has been updated accordingly.
Comment Number: 20 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.
Response: Curve table has been updated.
Comment Number: 24 Comment Originated: 12/16/2014
02/02/2015: There are still a few distances to be added on sheet 5. See redlines.
Registry Ridge Seventh Filing PDP – Response to Conceptual Review Comments Page 7
12/16/2014: Please add the bearings, distances & curve data as marked. See redlines.
Response: Requested information has been added.
Topic: Site Plan
Comment Number: 28 Comment Originated: 12/16/2014
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.
Response: Sub-title has been updated to match Plat
Comment Number: 29 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.
Response: Line over text issues have been addressed
Comment Number: 30 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.
Response: Easements have been removed and updated accordingly to match Plat
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 12/17/2014
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.
Response: A trail has been added to sheet SP04. Final alignment and grading will be
detailed on final plans
Comment Number: 4 Comment Originated: 02/03/2015
02/03/2015: We'll need to see the signing and striping plans as a part of final design.
Response: Acknowledged