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9. This development request will be subject to the current Development Review
Fee Schedule that is available in the Current Planning Department office. The
fees are due at the time of submittal of the required documents for the Project
Development Plan and Final Compliance phases of development review by City
staff and affected outside reviewing agencies.
10. This development proposal is subject to the requirements as set forth in the
City❑s LUC, specifically Articles 2. Administration (Development Review
Procedures), Article 3. General Development Standards, and Article 4. [Zoning]
Districts.
11. Please Note: If there is a subdivision plat as part of this development request
the following requirement must be met:
The applicant must provide a copy of "Certificate of Taxes Due" with the
mylar of the subdivision plat when it is brought to the City's Current
Planning Department for recording. The certificate may be obtained from
the Larimer County Treasurer's Office and must reflect a zero (0) balance
before the City will accept the mylar. Larimer County is requiring this
document, showing no outstanding property taxes, before they will accept
and record subdivision plats.
12. A neighborhood information meeting must be held for this development proposal
before a formal submittal for review is made to the City. Typically administrative
(Type 1) reviews are not required to conduct a neighborhood meeting, but
because of the known interest in and possible opposition to this project, the City
is going to require that a meeting be held. Steve Olt will assist you in scheduling
the meeting. He can be reached at 221-6341.
g. A Development Agreement and a Development Construction Permit will
be required for this development.
h. All existing curb and sidewalks that are damaged must be replaced with
this project.
i. The property must be subdivided and platted as part of this development
request.
Please contact Katie, at 221-6750, if you have questions about these comments.
7. Tom Reiff of the Transportation Planning Department offered the following
comments:
a. A TIS, addressing all modes of transportation, will be required with your
Project Development Plan (PDP) submittal. Please contact Eric Bracke of
the Traffic Operations Department, at 224-6062, and Tom Reiff of the
Transportation Planning Department, at 416-2040, to determine what
information is needed in the TIS pertaining to Level of Service for vehicle,
pedestrian, bicycle, and transit modes of transportation. The TIS should
address the drop-off and pick-up times for Bennett Elementary School.
b. There must be good bicycle/pedestrian connections to and from the
surrounding areas.
C. Bennett Road is a residential street with diagonal parking on both sides.
Driveway placement could dramatically affect the parking on the north
side of the street.
d. Alley access to these lots, along the north side of the property, is
recommended. This would eliminate the potential street parking conflict.
e. Some form of traffic calming may be needed on Bennett Road.
f. The developer should meet with the principal of Bennett Elementary
School to discuss the school's concerns regarding this development
proposal.
Please contact Tom, at 416-2040, if you have questions about these comments.
8. The City's neighborhood and community parkland fees will apply to all of the
residential dwelling units in this development. These fees will be collected at the
time of issuance of building permits.
f. An Ecological Characterization Study must be done for this development
proposal. This is set forth in Section 3.4.1(D) of the LUC.
g. The existing canal to the west is an Urban Forest or Wildlife Movement
Corridor. A buffer zone to the canal may be necessary. This is set forth in
Section 3.4.1(E) of the LUC.
In. There may be some Historic Preservation issues associated with new
development on this property and its relationship to existing buildings on
this property and surrounding properties. Please contact Karen
McWilliams, a Historic Preservation Planner in the Advance Planning
Department, to discuss this. She can be reached at 224-6078.
Please contact Doug, at 224-6143, if you have questions about these comments.
6. Katie Moore of the Engineering Department offered the following comments:
a. The standard utility plan submittal requirements will apply to this
development request.
b. Street oversizing fees will apply to this development request. The fees
would be $1,624 per dwelling unit, which are based on vehicle trip
generation for the proposed land uses in the development plan. Please
contact Matt Baker, at 224-6108, for detailed information on the fees. The
fees will be collected at the time of issuance of building permits.
C. A Transportation Impact Study (TIS), addressing all modes of
transportation, will be required with your Project Development Plan (PDP)
submittal. Please contact Eric Bracke of the Traffic Operations
Department, at 224-6062, and Tom Reiff of the Transportation Planning
Department, at 416-2040, to determine what information is needed in the
TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and
transit modes of transportation.
d. Additional street right-of-way (ROW) may need to be dedicated for
Bennett Road and City Park Avenue.
e. The driveways for each lot should be defined and indicated on the plans.
There are driveway separation requirements, being 12' edge to edge.
f. The Larimer County Urban Area Street Standards will apply to this
development proposal. Any necessary street improvements associated
with this development must comply with these standards.
b. The standard drainage and erosion control reports and constructions
plans are required and they must be prepared by a professional engineer
registered in the State of Colorado.
C. On -site detention with the standard 2-year historic release rate is required
unless it can be shown that the downstream system is not impacted by
releasing more. The basin master plan shows a 38% imperviousness, so
any increase over that would also require detention even if the
downstream system has capacity.
d. On -site water quality extended detention is required to treat the runoff.
e. There is a spill from the Larimer #2 Ditch that has flooded the site in the
past. Therefore, the site should be elevated to keep the ditch spills in
Bennett Road. Master plan improvements will reduce the ditch spill in the
future if City Council approves the latest master plan, but the spill will not
be completely eliminated.
f. The linear layout of the property may make detention a challenge since
detention is not allowed on individual lots.
Please contact Glen Schlueter, at 224-6065, if you have questions about these
comments.
5. Doug Moore of the Natural Resources Department offered the following
comments:
a. A Fugitive Dust Control Permit will be necessary. This permit would be
issued by the Larimer County Environmental Health Department. Please
contact them directly for information about their requirements.
b. Native plant materials and grasses should be incorporated in the
Landscape Plan.
C. Check with Tim Buchanan, the City Forester, about the condition of all
existing trees on -site if any are proposed to be removed or relocated.
Mitigation may be necessary.
d. Try to use one trash hauler for the entire project.
e. If prairie dogs exist on this property they must be relocated or humanely
eradicated prior to any construction occurring on -site, including overlot
grading.
f. The maximum height of a single family dwelling, and any accessory
buildings, is 28'.
g. Street trees will be required as set forth in Section 3.2.1(D)(2) of the LUC.
Please contact Jenny, at 221-6760, if you have questions about these
comments.
2. Roger Buffington of the Water/Wastewater Department offered the following
comments:
a. There is an existing 6" water main in Bennett Road and an existing 6"
water main in City Park Avenue. The water main must be looped between
these existing mains to serve this proposed development.
b. There is an existing 8" sanitary sewer main in Bennett Road (coming from
the east to about the east % of this property) and an existing 8" sanitary
sewer main in City Park Avenue. The sewer must be extended from one
or both of the existing sewer mains to provide service to this development.
C. Plant investment fees and water rights will apply and will be collected at
the time of issuance of building permits.
Please contact Roger, at 221-6854, if you have questions about these
comments.
3. Rob Irish of the Light & Power Department offered the following comments:
a. Power is available in the surrounding area. Service to this site will be
pretty straight -forward.
b. Driveways to the lots should be coordinated with electric service and
meters for each single family dwelling.
C. The normal electric development charges will apply to this project and
they will be assessed at the time of issuance of building permits.
Please contact Rob, at 224-6167, with all questions you may have about these
comments.
4. Glen Schlueter of the Stormwater Utility offered the following comments:
a. This site is located within the Spring Creek Drainage Basin, where the
new development fee is $2,175 per acre, which is subject to the runoff
coefficient reduction.
CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
MEETING DATE: July 23, 2001
ITEM: Bennett Road Bungalows, a Single Family Residential Project d
APPLICANT: Land Images, Inc.
c/o Michael Chalona
215 West Magnolia Street, Suite 202
Fort Collins, CO. 80521
LAND USE DATA:
Request for 18 single family residential dwelling units on approximately 4 acres located
on the north side of Bennett Road between South Shields Street and City Park Avenue.
The site is presently a vacant pasture or field. The property is in the RL — Low Density
Residential Zoning District.
COMMENTS:
1. Jenny Nuckols of the Zoning Department offered the following comments:
a. The property is in the RL — Low Density Residential Zoning District. The
proposed single family detached dwellings are permitted in the District,
subject to an administrative (Type 1) review and public hearing as set forth
in the City's Land Use Code (LUC).
b. The first step in the City's formal development review process will be a
complete submittal of a Project Development Plan (PDP) to the Current
Planning Department.
C. The minimum lot width for single family dwellings in this District is 60'.
d. The building setbacks in the RL District, per Section 4.3(D)(2) of the LUC,
are: front = 20', side = 5', street side of a corner lot = 15', rear = 15', alley -
accessed garage in rear = 6'.
e. The minimum lot size in this District is 6,000 square feet and the lot must
be at least 3 times the size of the total floor area of the building.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0590 (970) 221-6750
CURRENT PLANNING DEPARTMENT