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Home My WebLink AboutREGISTRY RIDGE SEVENTH FILING - Filed CS-COMMENT SHEETS - 2016-09-07M 1501 Academy Ct Suite 202 1 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 Fling 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 1. Existing tree at SE comer of Enterprise and Bon Homme Richard Dr will have to be removed due to confliction with street light. Response: Existing tree has been marked to remove. 2. GTS tree @ SW area of Nimitz and Homet Drwill have to be relocated or the street lightwill have to be moved across the private drive to the north in order to maintain street light and tree clearances. Response: We have specified an ornamental variety to comply with spacing requirement. Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number. 1 Comment Originated: 051132015 05/13/2015: The minimum distance between street cuts is 76. Please adjust the street overlay limits on Nimitz Drive north of the roundabout. Pesponse: The heen arljusted. Comment Number: 2 Comment Originated: 05/13/2015 05/132015: Utility Plans show a sidewalk width of 4' on the north of Bon Homme Richard Drive. The minimum sidewalk width is 4.6 for a local collector street Since this section of the street is being rebuilt, minimum sidewalk widths will be required. Response: The sidewalk width has been adjusted. Comment Number: 3 Comment Originated: 05/13/2015 05/132015: The driveways to Saipan Court and Ntty Hawk Court (Private Drives) are shown as Type III driveways. Please change labels on the Utility Plan. Intersection details show a transition from flush to rollover curb and gutter, however these driveway approaches are vertical curb and gutter. Also, please show ADA ramps at these locations. Response: The labels have been adjusted and ramps have been added. Comment Number: 5 Comment Originated: 05/132015 051132015: The driveway approaches on Cabot Court need to show curb transitions on both sides of the driveway. Specific details may need to be added to the driveway approaches with sidewalk chases to make sure that drainage and curb transitions will work. Response: Curb transitionsiflares have been added. Additional callouts and spot elevations have been added to the intersection details. Comment Number: 6 Comment Originated: 05/13/2015 05/132015: The sidewalk chase at Saipan Court may interferewiththe water serviceto Lot 1. See redlines. Response: The water service has been relocated Comment Number: 8 Comment Originated: 05/13/2015 051132015: Please remove detail D-11. There are no chases with attached sidewalks. Response: The detail has been removed. Comment Number: 9 Comment Originated: 05113/2015 05/13/2015: Please show the gas main shortened to be within the utility easement on the Utility Plan, Sheet 301. Response: The gas main has been adjusted. Comment Number 10 Comment Originated: 05/132015 05/132015: Please include the Fort Collins Loveland Water District and the South Fort Collins Sanitation District signature blocks on all necessary utility sheets in the Utility Plan. Response: Per communication with the District and City staff, the District signature block on the cover sheet is sufficient. Comment Number: 11 Comment Originated: 05/132015 05/13/2015: Please adjust the Legend on sheet C301. Existing utilities in the legend should have a lighter lineweight. See redlines Response: The legend has been adjusted. Registry Ridge Seventh Filing FDP ( Response to 1 S' round review comments I Page 3 05/1312015: Stormline 2 does not meet the minimum cover. Please adjust. The water line may need to (2 be lowered to meet the minimum cover. See redlines (Sheet C500) Response: The storm line has been adjusted. Comment Number. 13 Comment Originated: 05/13/2015 05/13/2015: Elevations and stations on the street profiles for Homet Drive do not match the intersection details on Sheet C702. Please adjust Response: The intersection details have been adjusted. Comment Number 14 Comment Originated: 05/13/2015 05/13/2015: Show the transition length on Enterprise Drive from the crosspan on Bon Homme Richard Drive. The `minimum length its 39. Response: The transition length has been dimensioned. Comment Number: 16 Comment Originated: 05113/2015 05/13/2015: More details are needed for the intersections with sidewalk chases. Please show how drainage will be conveyed through these chases. Will they be via curb cuts or lore points? Response: Curb cut designations have been added and the grading adjusted to show low points at the curb arts. Comment Number. 16 Comment Originated: 05/13/2015 05/13/2015: Please use updated Latimer County Urban Area Street Standard Drawings. Please update Drawings 706, 707, 1601, '1606, 1606(a), and 1607. Detail 1603 for Access Ramps will need to be added to the Utility Plan. Response: The details have been revised to the most current Comment Number 17 Comment Originated: 05/13/2015 05/13/2015: The Type I driveway approaches for detached walks have curb transitions on either side of the driveway, but not on the sidewalk approaches on either side of the drive. See Detail 706.1. The Utility Plans currently show driveway curb transitions on one side of the driveway and flares on the sidewalks approaches. Response: The driveway approached have been revised. Topic: Plat Comment Number 4 Comment Originated: 05/13/2015 05/13/2015: Please adjust the plat to show the sidewalk on Cabot Court, Tract C, Lot 1 in an access easement. With the new design for the ditch crossing, the location for this sidewalk may change. Response: The plat does have an easement for the sidewalk. The Utility Plans have been adjusted to include this easement. Comment Number. 7 Comment Originated: 05/13/2015 05/13/2015: Parking is not allowed in emergency access easements. The angled parking in Kitty Hawk Court overhangs into this easement. Either adjust the plat to exclude the parking it the emergency access easement or move the parking stalls further north out of the easement. Response: The location of the parking has been revised. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov. corn Topic: Landscape Plans05/13/2015: COMMENT CONTINUED FROM 02/09/15 Thanks you for making adjustments to street trees and adding some additional trees. The Landscape Architect should contact the City Forester to receive some additional street tree location and ornamental versus shade tree comments that will need to be incorporated into the final plan. A brief meeting to review requested changes is needed. Response: A coordination meeting took place 5/19 to go over street tree comments. 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 Nimitzz, Hornet and Registry Ridge Seventh Filing FDP ( Response to 1 St round review comments { Page 4 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: We placed a flowering pear between lots 4 and 5 block 10 and added a tree to rhip<<p a total of on? street tree per Int nn the ent-tth side of tho Hnmat fl�ly Comment Number. 12 Comment Originated: 05/13/2015 05/13/2015: COMMENT CONTINUED FROM 02/09/15 The onsite meeting was held to provide tree inventory and mitigation information. The City Forester did not receive this information in the review packet as I may be on the site plan and only a landscape plan was included. The landscape architect should email the tree inventory and mitigation plan to the City Forester for review. All existing trees need to be inventoried and mitigation and transplanting accounted for 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: Mitigation trees have been identified with an "M" in the middle of the tree Comment Number: 13 Comment Originated: 05/13/2015 05113/2015: Street trees along South Shields are placed at around 60 feet. These trees need to be spaced at 40 between trees. Additional tree or trees may be needed to meet the 40 foot spacing standard. Response: Tress have been revised to 40' spacing and two trees added for a new total of 6. Comment Number: 14 Comment Originated: 05/13/2015 05/13/2015: MRB is used as a tree label. This label is not recorded in the plant schedule. City Forestry is requesting that where a crabapple is used as a street tree that the cultivar Red Baron Crabapple be used. Response: MRB has been added to the plant list Comment Number: 16 Comment Originated: 05/13/2015 0511312015: The 4 trees along Nimitz Drive just north of Bon Homme Richard Drive are noted to be installed and maintained by homeowner. This note should be edited to say installed by developer and maintained by home owner. Response: Per our discussion on 5119 this note was removed altogether. Department: PFA Contact: Jim LynxvAler, 970-416-2869, ilynxwiler@poudre-fire. org Topic: Genera105/12/2015: FIRE LANE SIGNAGE Drawing 1418 (page C901), showing Fire Access Road Signage does not show most up-to-date fire department standards. The STANDARD fire lane sign (on left) isthe sign of choice however, the wording, "by order of the fire marshal" shall be omitted and replaced with indicating arrows. The UNIVERSAL fire lane sign (on right) is not recommended for use inthis application and requires fire marshal approval. Refer to 2012 IFC Appendix D (D103.6) for details. Response: The fire lane sign has been revised. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 04/21/2015 04/21/2015: Erosion Control Plans have redlines and missing details. See Stormwaters' materials. Erosion Control Report has a minor comment on page 2 about the vegetative density. Erosion Control Escrow needs to be submitted after changes from the erosion control plans are acceptable. If you need clarification Registry Ridge Seventh Filing FDP I Response to 1$1 round review comments i Page 5 concerning this section, or i there are any questions please contact Jesse Schlam 970-218-2932 or email Cjschlam@fcgov.com Response: The redlines to the report and plans have been addressed. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty(Dfcgov. com Topic: Building Elevations Comment Number. 1 05/12/2015: No comments. Comment Originated: 05/12/2015 Topic: Construction Drawings Comment Number 2 Comment Originated: 05/12/2015 05/13/2015: Since the surveying was done using NAVD88, please do not change the plans. Please provide the following statement, to make it dear that these plans use NAVD88 and the surrounding developments are on NGVD29 Unadjusted. The complete Benchmark Statement is added to show placement of the note. PROJECT DATUM: NAVD88 BENCHMARK#w/ DESCRIPTION ELEVATION: BENCHMARK# w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 -X.XX'. 05/12/2015: Why are the plans using NAVD88, when the surrounding development of Registry Ridge is NGVD29 Unadjusted? The City has gone to NAVD88, but this project would be grandfathered into NGVD29 Unadjusted. We would highly recommend that you stay on NGVD29 Unadjusted. Response: Per the 5/13 comment, the requested note has been added to sheet C000 and C001. Topic: Landscape Plans Comment Number: 3 05/12/2015: No comments. Topic: Plat Comment Number: 4 Comment Originated: 05/12/2015 05112/2015: Please add bearings and/or distances as marked. See redlines. Response: The bearing and distances have been added. Topic: Site Plan Comment Number. 5 Comment Originated: 05/12/2015 511212015: No comments. Department: Traffic Operation Contact: MartinaVYdkinson, 970-221-6887, mwilkinson(mfcgov.com Topic: General Comment Number. 1 Comment Originated: 05/13/2015 05/13/2015: 1 thoughtthatanalignmentforthetrailconnectionhadbeendetermined inthe field, butt looks likewhat is shown on the plans isn'twhatwe determined in the field..... Response: Correct, the last set of plans did not show the final alignment which is shown on the new plan set herein. Comment Number: 2 Comment Originated: 05/13/2015 05/13/2015: I'll have some signing and striping redlines for you. Response: The signing and striping redlines have been addressed. Registry Ridge Seventh Filing FDP I Response to 15+ round review comments ( Page 6 Consultant Response to Conceptual Review Letter Dated July 28, 2014 Department: Zoning Contact: Gary Lopez, 970.416-2338, glopez@fcgov.com 1. If you mean townhome as in condos the airspace within the dwelling unit is owned only there is no review process. Replatting is required if these are going to be single family attached dwellings on their own fee simple lot. If these become single family attached dwellings then there will be fire protection required between the common wall lot lines. Please check with Russ Hovland in Building at 416-2341. Response: Noted. 2. No other comments. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221.6854, rbufFlngton@fcgov.com 1. 1. Water and wastewater services for this site are provided by the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District. The Districts can be contacted at (970) 226- 3104. Response: Noted. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinsonatt tnov.com 1. Given that there are 42 units and the previous approval was more than 10 years ago, we'll need a Traffic Impact Study update. This will likely be the level of a relatively minor traffic memo. Contact Martina Wilkinson at mwilkinsonafogov.00m or 221-6W7 to scope the study. Response: Noted. An updated traffic impact study has been included with this submittal. 2. From Transportation Planning, they would like to know whether the pedestrian connections to neighboring areas have already been built, or will be built with this development? Response: All pedestrian connections planned for the existing 4-plex development within Filing 2 have already been installed. Pedestrian access for the re -platted portions will be along public right of way and private access drives. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarraueW-caov.com 1. Since this project has been approved previously we will need to review the plans in detail but the only new requirement for Stormwater since that approval,is the LID requirement. Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http:/twater.epa.gov/oolwaste/green/bbfs.cFm?goback=.gdi _4605732_member 219392996. LID design information can be found on the City's web site at: http://www.fcgov.com/utilifes/business/builders-and-developerstdevelopment forms -guidelines - regulations✓ stormwater-criteria. Response: LID design elements have been included. 2. An addendum to the drainage report is needed to verify conformance and add the LID information. Of course the utility plan set will need to show the LID design. Response: An addendum has been included. 3. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq: ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http:/twww.fcgov.com/ublities/businesstbuilders-and-developers/plant-investment-development- fees or contact Jean Pakech at 221.6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a mirHmum amount in accordance with the Fort Collins Stormwater Manual. Response: Noted. REGISTRY RIDGE SEVENTH FILING PDP $ RESPONSE TO CONCEPTUAL COMMENTS j PAGE 1 Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, ilynxwileoudre-fire.om 1. 2012 IFC CODE ADOPTION The Poudre Fire Authority and City of Fort Collins have adopted the 2012 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Response: Noted. 2. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS IFC 903.2.7: An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. Single family residences are not typically required to have sprinkler systems however, as of August 1, 2014 the IRC requires duplexes, triplexes, etc. to have residential fire sprinkler systems. Please contact the building department for further information. Response: Noted. 3. WATER SUPPLY Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Outside the Urban Growth Area, hydrants to provide 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Response: Noted. 4. PREMISE IDENTIFICATION IFC 505.1: New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. Response: Noted. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lexOlcaov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (wetlands and native grasslands). However, as there is an intervening parcel between these features and this property, and the standard buffer (50-100' from the edge of the resource) would not extend to this project's parcel, the ECS is waived for this site. Response: Noted However, please consider the use of native plants and grasses to compliment the natural feature, in accordance with Article 3.2.1 (E)(2)(3) of the Land Use Code. Response: Noted. 2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Response: Noted. 3. Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or drought -tolerant landscapes, or that require primarily turf -grass are prohibited by both the State of Colorado and the City of Fort Collins. Response: Noted. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6673, slanaenberaer0koov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Response: Noted. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For Registry Ridge Seventh Filing PDP I Response to Conceptual Review Comments I Page 2 additional information on these fees, please see: http:/Mww.fcgov.com/engineedng/dev- review.php Response: Noted. 3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Noted. 4. Please contact the City's Traffic Engineer, Martina Wilkinson (221-6887) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Response: A TIS is included with this submittal 5. Any public improvements must be designed and built in accordance with the current Larimer County Urban Area Street Standards (LCUASS). They are available online at: http:/Avww.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: LCUASS have been utilized for public improvements. 6. The existing plan set is expired and a new utility plan set will need to be provided for review. If the proposal you wish to do fits with the existing plat that is fine. Changes to easements and lots can be done by replating, but if you wish to change street layout in a way that would require the vacation of existing right-of-way we will need to review this and take an ordinance to City Council for their consideration. This would not be taken to Council until after the project has gone to hearing. Council actions take two readings and can take a bit of time to process. Response: Noted, the right-of-way is being modified so the vacation documents will be required. 7. As platted the streets will need to be designed with vertical curb and gutter and all driveway locations identified and defined on the street plan and profile sheets so that the driveways are built with the road improvements. If you would wish to utilize roll curb and gutter where you will have some flexibility in driveway placement this is possible, but additional right-of-way will need to be dedicated to accommodate this. Response: Rollover curb is being used and additional/revised right -of --ways are included with the plat. 8. It d 't look like the cul-de-sac dimensions meet current standards. Requirements are for a 50 cot radius to flowline. Response: The cul-de-sac has been removed from the design. g, T . project is responsible for dedicating any right-of-way and easements that are necessary for this project. Response: Noted. 10. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Utility plans are included.11. 11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Noted. 12. If pervious pavers are required within the private drive a storm line that collects this drainage will need to be provided. All storm drainage crossings of the public streets need to meet minimum cover requirements. Response: Permeable pavers have been included with storm drainage included. Department: Electric Engineering Contact: Jim Spaulding, 970416-2772, lepauldino0Fccrov.com 1. Light & Power will install one service to each building. Response: Noted. 2. Location of metering will be determined by Light & Power. Response: Noted. 3. Please provide an AutoCad (v. 2007, 2010, or 2013) drawing of site/utility plan to CJ Registry Ridge Seventh Filing PDP I Response to Conceptual Review Comments I Page 3 Housley (cjhousley c@fcgov.com) with electric utility project manager cc'd in email. Racnnnca• Thic item \A411 ha rmmnlPtarl Wth final nlanc 4. Streetlight locations will need to be coordinated with Light & Power Engineering. A minimum clearance of 40 ft between large shade canopies and streetlight or 15 ft between ornamental tree and streetlight is required. 5. If a pad mounted transformer is installed to feed new service, clearance requirements will need to be considered during the design and construction phases. Response: Noted. 6, Please contact Electrical Engineering at 221-6700 if you have any questions. Response: Noted. Planning Services Contact: Pete Wray, 970-221-6754, g_wrav __ cgov.com 1. The re -submittal of this project will need to comply with applicable LUC standards of Article 3, General Development Standards, and Article 4, Low Density Mixed -Use Neighborhoods standards as updated since 2002. Response: Noted. 2. The proposed project will need to comply with the updated Streetscape Design Standards, in particular for street landscaping requirements. Response: Noted. 3. Consider providing additional model variety and architectural design articulation with housing types selected including single-family attached, two-family, or multi -family units. Response: Noted. 4. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response: Noted. 5. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Noted. 6. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.comtftcollinsAanduse/begin.htm. Response: Noted. 7. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Noted. 8. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applicabons.php. Response: Noted. 9. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: All required fees have been provided with this submittal. 10. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Noted. Registry Ridge Seventh Filing PDP j Response to Conceptual Review Comments ( Page 4 Additional Comments Submitted via Email with regards to Re -platting Filing 4 Contact: Pete Wray, 970-221.6764, pwrav0iificuov.com 1. Title — I think the project title should be Registry Ridge still vs. Liberty? Response: Agreed. Project title on all plans is Registry Ridge Seventh Filing 2. Filing 2 (middle area — inside 2 lots are difficult to serve from street, addressing etc. This alley or private drive turning movement will not meet fire code Response: This area has been re -designed for more dear addressing 3. Lots greater than 150 feet from street will need to be fire sprinklered Response: Noted 4. Filing 4 Private Drive — is the intent to be a street -like private drive with detached sidewalks, landscaping. Head -in parking will not work in this situation. On the west end the private drive may be better to connect to Bon Homme. PFA will be concerned of no turnaround and distance to street for access. Response: The intent of this drive is to be a private drive to serve the alley -loaded garages of Block 7 and the Single Family driveways of Block 8. A turn around meeting PFA design guidelines has been incorporated at the west end of the drive. Registry Ridge Seventh Filing PDP I Response to Conceptual Review Comments I Page 5 ,� ConsultantResponse Review Leffer dated Feb 6, 2015 Department: Planning Services Contact: Pete Wray, 970-221-6764, 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, mraaasa�fcao�_m Topic: General 02/02/2015: Application and payment for the ROW vacation still needs to be submitted. Please see ROW Vacation process here: http:/Mww.fcgov.com/engineering/pdfNacationofRowinfo20l l .pdf and the TDRF application here: http:/Mww.fcgov.com/engineehng/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: httD:/iwww.fcaov.com/enai need nalodfNacationo feaseinfo2010.odf Response ROW Application was submitted to the City of Fork Collins on 2/17/15 Comment Number: 6 Comment Originated: 12/17/2014 01/30/2015: It appears that sidewalk in the southeast and southwest comers of the rounda- 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: 12117/2014 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 SC-:L+'e�.. `Seventh Filing PDF - R�..;sj-D )r jre_ f _ (.�=Frll.:epluol �Cr.�`tlevv 1,..�:)mrT,er lt; F- 49, t.. Response: Atrail 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 forthe sidewalk along the private drive on Cabot Court. The northwest comer 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 forvarious forms of acces (bikes, strollers. etc) Response: The easement type was adjusted as requested. Department: Forestry Contact: Tim Buchanan, 970,221-6361, tbuchananafcaov.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 was will take a look at revising the layout of all street trees on Nimitz, Hornet and Enterprise forthe final plans. Current spacing is due to street lights and utility stubs that we ofill coordinate with the Utility Plans to try to get more even tree spacing. Comment Number: 12 02/09/2015: Contact the City Forester loran 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 2/1811 and the table on SP02 has been updated accordingly Department: Internal Services Contact: Russell Hovland, 970416.2341, 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 eariyto mid -design stage for this meeting to be effective and is typically scheduled afterthe Current Planning conceptual review meeting. Applicants of new commercial or multi -family kic."IGa _ :3er4entl; Filing PD,' -- Rewi...or l.:, tc�., Rc,�ui�_, w ..,xnrr,�;, e .�, i'og .. _ 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/AN SI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: Winches. 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 interveienring builders forthe project and }grill schedule a pre -submittal meeting when the product has; been chosen. Department: Light And Power Contact: Todd Vedder, 970-224-6162, tvedder@jcgov.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 perlocates. F� `,;'tistty F.iclge Seventh Filing PDP — Lessor sE? tin, Cllc_ r is c4 fuol Revie,vv C,oryinn e, its Pn_ ge;, 4 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: 6 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 Schism, 970-218-2932, Jschlaml&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: Was Lamarque, 970416 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, 970221-6688, JcountyQfcgov.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 ke;.ais. y Izfdge:i '�e`wfenth Filing PDF'.._ ReSp(:'+ri`e to Cor_i E:�ptucil Rr='vleiw FO€a e 02/0212015: 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/ DESCR IPTION 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 overtext issues. See redlines. 12/16/2014: There are line overtext issues. See redlines. Response: Line overtext 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. Responsec 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 Comer. 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. Ridge 3e,:'ventl t Filing PDP — Re.sponse' t , C Er µ,'eptucil Revie v Con-irn?!"('h`= Fr)ge 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 overtext issues. See redlines. 12/16/2014: There are line over text issues. See redlines. Response: Line overtext 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-M7, mwilkinson®tcao_ 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 CP04. 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 E aryji_:li y` Ridge ,.e'ver"ith filing F'DP — Response tc, Concepfui Dl R'evie`vv c_.orfrrr entta Pcige, ,r 1501 Academy Ct Suite 202 1 Fort Collins CO www.greenscape-designs.com 3 June 2015 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 and RC Ventures 1 am submitting herein the Registry Ridge Seventh Filing FDP Second Review: 9 copies Planning Responses 8 copies Site Plan • 6coples Landscape Plan • 3 copies Subdivision Plat 2 copies architectural Elevation Examples 8 copies Utility Plans 1 copy Irrigation Plans 2 copies variance letter (distance between driveways) Please contact me at 970.631.2822 if you have any questions or need additional information. Sincerely - Jennifer M. ardner ASLA, RLA PRINCIPAL. + OWNED Consultant Response to Review Letter Dated 5/15/15 Department: Planning Services Contact: Pete Wray, 970-221-6764, pwrayefcgov.com Topic: General Comment Number. 3 Comment Originated: 05/15/2015 05/1612015: Based on Engineering revisions a 2nd two week round of review is needed. Please coordinate with DR Office to submit materials. Response: Noted Topic: Landscape Plans Comment Number. 2 Comment Originated: 05/12/2015 05/12/2015: See site plan comment above on trail connection realignment. Response: Noted Topic: Site Plan Comment Number: 1 Comment Originated: 05/12/2015 05/12/2015: Per site visit discussion, the 8' concrete trap connecting to Filing 3 will be realigned to connect to Bon Homme Richard Drive sidewalk - timing of this change will be reflected pre mylars. Response: Noted. The final trail realignment is reflected in this submittal. Contact: Todd Vedder, 970-224-6162, tvedderQfcgov. Com Topic: General Comment Number: 1 Comment Originated: 04/23/2015 04/23/2015: Please coordinate transformer locations with Light and Power C 221-6700. Transformers must be placed within 10feet of solid surface for installation and maintenance purposes. An 8' frontal and 3' side and back clearance must be maintained for these transformers. Response: Transformer locations are currently being coordinated. Comment Number. 2 Comment Originated: 04/23/2015 04/23/2015: Please coordinate and identify meter locations on utility drawing. Light and Power prefers to have the electrical meters banked on multifamily units and on opposite sides of the building from gas meters. Response: Per discussions with City staff, this infrastructure package does not include the design of individual residences; therefore, meter locations will not be determined at this time. Meter locations will be located with future individual lot construction. Comment Number. 3 04/23/2016: Will the units be gas or electric heat? Response: Per discussions with City staff, this infrastructure package does not include the design of individual residences; therefore, type of heating for each building has not been determined. However, it is anticipated that the residences will utilize gas for heating, but this will finalized with future individual lot construction. Comment Number: 4 Comment Originated: 04/23/2015 There is an existing primary electrical line that runs along Bon Homme Richard Dr and crosses the intersection with Nimitz Dr. will the installation of the new round -about impact the electrical line? If so, modification charges will apply. Response: This development will be adding the south leg to the existing round -a -bout. It is not anticipated that this construction will impact the primary line assuming the existing line is buried at standard depths. However, it is understood that modification charges would apply if the construction does impact this line. Comment Number: 5 Comment Originated: 05/13/2015 There are two conflictions with street lights and trees. Registry Ridge Seventh Filing FDP I Response to 1 st round review comments 4 Page 2