HomeMy WebLinkAboutBENNETT ROAD BUNGALOWS - PDP - 42-01 - CORRESPONDENCE - (15)46
This is in the RL zone. We don't need or want to see footprints or concrete
locations. The location of the structures is dictated by the RL zone requirements.
Please remove lot layout example and those lines on site plan. Note - it doesn't
appear that the houses will meet the 5' side setbacks on one side of each lot.
This development request is subject to the 90-day revision re -submittal as set forth
in Section 2.2.11(A) of the Land Use Code. Be sure and return all of your redlined
plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this
project, please feel free to call me at (970) 221-6341.
Yours Truly,
STEVE OLT
City Planner
Page 9
54
Provide a copy of the utility plans for Transportation planning to review the new
striping plan for Bennett Road. Furthermore, include how the striping will transition
into the existing City Park Ave.
55
Provide a limited Transportation Impact Study memorandum that addresses a Level
of Service analysis for transit, bikes and pedestrians. Please refer to the LCUASS
for report guidelines.
56
Identify and label right-of-way widths for both the narrow and wider sections of
Bennett Road.
57
Re -label the pedestrian crosswalk as an 'existing raised pedestrian crosswalk.'
58
Remove the note about diagonal parking to remain, parallel parking will be allowed
on the north side of Bennett Road.
Department: Water Wastewater Issue Contact: Jeff Hill
47
Include a note on the overall utility plans to core drill all openings into existing
sanitary sewermanholes and to reshape the bench to -direct flow through the
manhole.
48
Will a irrigation tap be required for the open space/detention pond? If so, show and
label it on the overall utility plans.
49
Include the standard general notes pertaining to landscape/utility separation
distances and locates of utilities on the landscape plans.
Department: Zoning
Issue Contact: Jenny Nuckols
45
Landscape Plan - Need a note regarding installation of landscaping or LOC< escrow
or bond prior to issuance of COs.
Page 8
Department: Police
50
No comment.
Department: Stormwater Utility
Issue Contact: Joseph Gerdom
Issue Contact: Wes Lamarque
62
Please revise time of concentration calculations. C*Cf value is not correct for the
Overland Flow calculations. This will reduce Tc and increase flows for the site by a
little. A more detail review of hydraulic calculations will take place with new flows.
63
Erosion/Sediment Control Comments:
1. There are no PS/EFF calculations, please provide.
2. Straw bales don't work on concrete pans, please utilize some other BMP:
3. What is going to protect Bennett Road from sediment during construction?
64
Please use a steel plate with 7/16-inch diameter holes rather than drilling through
the concrete wall for the water quality outlet structure. This will help minimize
clogging and provide easier maintenance.
65
Please. provide size and type of riprap on grading plan.
66
Please provide at least a 12-foot drainage easement for storm sewer in front yards
with pipe centered in the middle of easement. See redlined plat. _
Department: Transportation Planning Issue Contact: Tom Reiff
51
Consolidate proposed driveways into shared driveways. After recent traffic counts,
Bennett Road shows connector level volumes of traffic. According to LCUASS
access onto connector streets can be limited.
52
Relocate the proposed driveway cut from the curve at the City Park Ave. and
Bennett Road transition to City Park Ave.
53
According to LCUASS, the minimum width for a driveway cut is 12 feet.
Page 7
40
Utility plans: In response to the note stating that houses, garages, and driveways
are conceptual in nature: Please remove driveways from the note; changes in
driveway locations will require minor amendment(s).
41
Bennett road plan: Please provide approximate sign locations as needed.
42
Bennett Road plan: Please provide curve data for the flowline.
43
Bennett Road profile: the minimum flowline grade is 0.50%.
44
Grading plan: Please provide contours for 50' offsite.
Department: Light & Power
Issue Contact: Doug Martine
1
Close -coordination of installation of utilities, including the storm drain system, will be
imperative.
2
Each electric service must be installed prior to the driveway.
3
The utility plan includes a note that houses, garages, and driveways are subject to
changes prior to issuance of building permit. Any changes from the proposal shown
on the utility plan will need to be approved by Light and Power prior to development.
Changes to the plan after the electric system is installed may result in substantial
charges to the builder and/or developer.
Department: Natural Resources Issue Contact: Doug Moore
60
Tree Protection Standards apply for significant trees being retained
3.2.1(G)(1),(3)-(7)
61
Limits of Development (LOD) and fencing -
Limits of Development (LOD) need to be established around the dripline of the tree
and delineated with 4' orange construction barrier fencing during construction.
3.4.1(N)(3)
Details of the fencing are need on the detail sheet.
Construction Drawings will need to show LOD.
Page 6
27
Bennett Road profile: Please provide stations and elevations at all PC's and
driveway intersections in both plan and profile views (XX.O on checklist)
28
Bennett Road profile: Please show additional patching out to the bicycle lane for
areas where curb is being replaced (east of full -width work).
29
Detail sheet: please use details from the Larimer County Urban Area Street
Standards and include drawing numbers from the Standards.
30
Detail sheet: please include detail 18-02.
31
Landscape and site plans: Diagonal parking along the north side of Bennett will be
changed to parallel only.
32
Landscape and site plans: Please label whether crosswalk is to be raised.
33
Land/site plan: Please clearly show ROW and easements.
34
Land/site plan: Please provide a more linear transition from attached to detached
sidewalk.
35
Plat: please correct typos in wording.
36
Plat: please provide sight distance easements and language needed.
37
Plat: please separate different types of easements (ie put a line between the utility
easement and the utility and pedestrian easement)
38
Please complete and include a utility plan checklist with your next submittal
(appendix E-4, LCUASS, attached)
39
Detail sheet: Please alter the mid -block ramp as shown.
Page 5
16
Grading plan: Please move contour labels out from under other labels so they can
be read.
17
Bennett road plan and profile: Please show how proposed striping will tie into
existing striping.
18
Bennett road plan: Please provide cross sections of existing conditions at the ends
of the proposed road reconstruction. If cross -slopes are less than 2%, provide
transition to 2%.
19
Bennett Road plan: Please show a minimum of two additional cross -sections (one
for narrower area, one for wider) for Bennett..
20
Bennett Road plan: If the shown crosswalk is a raised crosswalk, include the detail
attached.
21
Bennett Road plan: Please label driveways as concrete to the ROW.
22
Bennett Road plan: The minimum single -family --residential driveway width is-12'.
23
Bennett Road plan: regarding the driveway on the corner of City Park/Bennett:.
driveways are required to continue straight for 25' from the flowline before curving.
(checklist item MILD LCUASS). Also, after further consideration, the placement of
the driveway cut at the corner will not be supported. While it decreases the needed
sight distance easements, it is considered to be too close to the intersection of City
Park and Bennett Road and would be a hazardous location.
24
Utility plans and plat: Please show proposed sight distance easements and how
they were arrived at. See Sheet 8 for approximate locations. (Figures 7-15a,b,7-16
LCUASS)
25
Bennett Road profile: Please label slopes and grade breaks, etc.
26
Bennett Road profile: please show horizontal PC's and PT's on the. profile.
Page 4
Department: Engineering Issue Contact: Katie Moore
4
Utility plan cover sheet: Please correct typos in general notes and list the last note
separately, not numbered as a part of the standard general notes.
5
Cover Sheet: Please provide typical street section(s) (item IX on the utility plan
checklist from the Larimer County Urban Area Street Standards)
6
Cover sheet: Please provide the Indemnification statement as shown under item IN
on the utility plan checklist.
7
Cover sheet: Please provide the P.E. statement under item I.J on the checklist.
8
Cover sheet: Please provide a reference to the soils report (title, engineer, date,
etc.)
9
Utility Plans: Please include the Plat in the utility plan set (for reference only).
10
Utility plans: phantom lines will need to be darker to be reproducible.
11
Overall utility plan: Please dimension and label ROW for Bennett and City Park.
12
Overall utility plan: It doesn't look as though there is really enough room to park a
second car next to the first in front of the garage.
13
Grading plan: Please provide revegetation methods/specific notes as well as the
100-year storm statement from the utility plan checklist (items 11.1 and ILE,
respectively).
14
Grading plan: Please provide a detail of the proposed retaining walls.
15
Grading plan: It looks like either offsite grading or a retaining wall will be needed
near the northeast corner of the site.
Page 3
Stormwater
1. One significant issue is that if and when the Pleasant Valley & Lake Canal
overtops it creates significant flows down Bennett Road. Bennett School will
have to be involved in the approval of this development's drainage plan.
2. The high water line of the detention pond encroaches slightly into Lot 16. A
drainage easement will be needed on that lot.
3. There are some hydrology errors in the drainage report.
Transportation Planning
1. The driveway curb cut on Lot 1 needs to be relocated further to the north.
2. The driveways must be a minimum of 12' wide.
3. A striping plan is needed for Bennett Road.
4. - The street right-of-way widths must be identified on the Site Plan.
5._ No diagonal parking will be permitted on the north side of Bennett Road
6. A Transportation Impact Study for level of service for alternatives modes
(bicycle, pedestrian, etc.) is needed.
7. The side -by -side driveways must be consolidated into one curb cut, with the
driveways flaring out to the garages on the rear of the lots.
8. There will be a combined parking and bicycle lane on the north side of
Bennett Road.
9. The potential.need for additional traffic calming on the streets can be
evaluated.
Traffic Operations
1. No vehicular Transportation Impact Study is required for this development
proposal.
69
The Current Planning Department comments are on red -lined plans that are being
forwarded to the applicant. _
Page 2
STAFF PROJECT REVIEW
Ciiy of Fort Collins
LAND IMAGES, INC. Date: 11/6/01
C/O MICHAEL CHALONA
215 W. MAGNOLIA STREET, SUITE 202
FORT COLLINS, CO 80521
Staff has reviewed your submittal for BENNETT ROAD BUNGALOWS PDP, #42-01,
and we offer the following comments:
ISSUES:
Department: Current Planning
Issue Contact: Steve Olt
67
You will find Current Planning Department comments on red -lined plans that are
being forwarded to the applicant.
68
The following staff comments were expressed at staff review on October 31 st:
Engineering
1. More information is needed for the design of Bennett Road.
2. Driveway widths must be a minimum of 121
.
3.- The driveway curb cut on Lot 1, on the street curve, is of concern. There will
be sight distance problems.
4. The diagonal parking on the north side of Bennett Road must be eliminated.
Parallel parking can occur between the driveways.
5. What type of raised crosswalk on Bennett Road will be put back in after street
construction? The City has a detail of a raised crosswalk that the developer
should use.
6. An off -site grading easement on the property to the east may be needed.
7. The subdivision plat must dedicate all necessary sight distance easements.
8. Could access to the garages be done by providing an alley along the north
and east sides of this property?
Page 1