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HomeMy WebLinkAboutBENNETT ROAD BUNGALOWS - PDP - 42-01 - CORRESPONDENCE - REVISIONSDepartment: Water Wastewater Issue Contact: Jeff Hill 47 Include a note on the overall utility plans to core drill all openings into existing sanitary sewer manholes and to reshape the bench to direct flow through the manhole. POND 48 Will a irrigation tap be required for the open space/detention pond? If so, show and label it on the overall utility plans. TH1515 5HOWN, 49 Include the standard general notes pertaining to landscape/utility separation distances and locates of utilities on the landscape plans. 5ff LAN195CAPF PLAN 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. 5�f LANP5CM PLAN 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. PONE; 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, 15 Grading plan: It looks like either offsite grading or a retaining wall will be needed near the northeast corner of the site. 19ONF 16 Grading plan: Please move contour labels out from under other labels so they can be read. PM 17 Bennett road plan and profile: Please show how proposed striping will tie into existing striping. POND 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%. 5�� PFW15�P 5TMf 9-HT, 19 Bennett Road plan: Please show a minimum of two additional cross -sections (one for narrower area, one for wider) for Bennett. rM 20 Bennett Road plan: If the shown crosswalk is a raised crosswalk, include the detail attached. 5FF ITML 9fff. 21 Bennett Road plan: Please label driveways as concrete to the ROW. NOTEP 22 Bennett Road plan: The minimum single-family residential driveway width is 12'. OWE E SHOWN FOp TIf COMP109 XIV�5, LOTS I AN716 AMAIN THE 5AMF. 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 f aqe 5 STEVE OLT City Planner Page 12 WOULD UK� f0 �FQUF5T A WAIVEp MOM TH15 FWU1MMFNT, 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. TH15 NA5 MN 19M. 52 Relocate the proposed driveway cut from the curve at the City Park Ave. and Bennett Road transition to City Park Ave. PONE 53 According to LCUASS, the minimum width for a driveway cut is 12 feet. OKAY 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. POND 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. TNI515 CUM, NTLY UN1 FFWAY AN17 WILL C31� 50MI1" P MN COMM. 56 Identify and label right-of-way widths for both the narrow and wider sections of Bennett Road. POMF 57 Re -label the pedestrian crosswalk as an 'existing raised pedestrian crosswalk.' OKAY 58 Remove the note about diagonal parking to remain, parallel parking will be allowed on the north side of Bennett Road. 19ONE; • Details of the fencing are need on the detail sheet. Construction Drawings will need to show LOD. 5E; LANP5CAPf PLAN Department: Police Issue Contact: Joseph Gerdom 50 No comment. Department: Stormwater Utility 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. 5C; 12PAINA6f MPOFT FOP, FffON5F . 63 Erosion/Sediment Control Comments: 1. There are no PS/EFF calculations, please provide. 5�� I1FV151;17 Fp0510N CONTpOL FLAN 2. Straw bales don't work on concrete pans, please utilize some other BMP. 5Tt?AW MULCH 15 50511TllT P. 3. What is going to protect Bennett Road from sediment during construction? 51LT ffNC� 15 FVOP05�17 ALONG TM FpONM 6L OF ffNNM p0AV 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. OKAY 65 Please provide size and type of riprap on grading plan. 19M 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. THIS CITATE5 A M& HARP5HIP ON THIS Ph/LOFMFNT, PUE TO SMA.L LOT 51ZF, �A15EMM5 WILL ENGULF WHAT LlfU FFONT YAPP 15 FFI;5MLY SHOWN, M M 42 Bennett Road plan: Please provide curve data for the flowline. 5FF ftNNFTT p0A17 PLAN/ PpOPILP 9f T, 43 Bennett Road profile: the minimum flowline grade is 0.50%. t2M 44 Grading plan: Please provide contours for 50' offsite. TH15 CFIT PIA HA513PPN NIPT PXC�PT T HF PAST PN17, HOMM, WP APE TIFING INTO ACTUAL 6rOUNP PLFVATTON5 TAKFN AT TI-U MOMTY COPMP6 AN12 SHOWN ON THE GPJAVINP PLAN. Department: Light & Power Issue Contact: Doug Martine 1 Close coordination of installation of utilities, including the storm drain system, will be imperative. T-115 WILL 6P APHPI. 2 TO THPOUGHOUT THP CON5TPUCT10N PFOCF55, 2 Each electric service must be installed prior to the driveway. OKAY 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. TI-G; FINAL ON51TE nPTAILS WILL 13P CLOSELY COOPPINATFn WITH ALL LMITIF5. Department: Natural Resources Issue Contact: Doug Moore 60 Tree Protection Standards apply for significant trees being retained. 3.2.1(G)(1), (3)-(7) SPP M05CAff PLAN 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) 32 Landscape and site plans: Please label whether crosswalk is to be raised. 33 Land/site plan: Please clearly show ROW and easements. SEE SITE PLAN 34 Land/site plan: Please provide a more linear transition from attached to detached sidewalk. PONE 35 Plat: please correct typos in wording. UM TO PLAT 36 Plat: please provide sight distance easements and language needed. U�TO PW 37 Plat: please separate different types of easements (ie put a line between the utility easement and the utility and pedestrian easement) �TFEP TO rl�AT 38 Please complete and include a utility plan checklist with your next submittal (appendix E-4, LCUASS, attached) COMUTEP ANP INCLUPEP IN THIS 50MITT& 39 Detail sheet: Please alter the mid -block ramp as shown. IONS 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). ON51TE PFfAL5 HAVE WN PEMOVFP FFOM THE FLAN5, CJC KWAY CUTS AM SHOWN, 41 Bennett road plan: Please provide approximate sign locations as needed. SHOWN Pagc 7 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. A6M P. THE: PFIVE:WAY 15 NOW SHOWN Af THE NOpTH EMP OF THE SOT, 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) 5E;E; PLAT 25 Bennett Road profile: Please label slopes and grade breaks, etc. NOTEP 26 Bennett Road profile: please show horizontal PC's and PT's on the profile. PONE 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) PONE 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). 12ONF 29 Detail sheet: please use details from the Larimer County Urban Area Street Standards and include drawing numbers from the Standards. OKAY 30 Detail sheet: please include detail 18-02. PONE; 31 Landscape and site plans: Diagonal parking along the north side of Bennett will be changed to parallel only. SEE SITE PLAN Page 6 5 Cover Sheet: Please provide typical street section(s) (item IX on the utility plan checklist from the Larimer County Urban Area Street Standards) 5FF COVff 5ff FOrP, 5E CION5, 6 Cover sheet: Please provide the Indemnification statement as shown under item I.M on the utility plan checklist. OKAY 7 Cover sheet: Please provide the P.E. statement under item I.J on the checklist. OKAY 8 Cover sheet: Please provide a reference to the soils report (title, engineer, date, etc.) N0TW 9 Utility Plans: Please include the Plat in the utility plan set (for reference only). OKAY 10 Utility plans: phantom lines will need to be darker to be reproducible OKAY 11 Overall utility plan: Please dimension and label ROW for Bennett and City Park. OKAY 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. ONSITE DETAILS HAVE BEN REMOVED FROM THE PLANS. 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. T� VF915VT For Mf&. 5FF 5WFf 8, 4. The street right-of-way widths must be identified on the Site Plan. 51�r 51S PLAN 5. No diagonal parking will be permitted on the north side of Bennett Road. PAiZAUM 15 SHOWN, 6. A Transportation Impact Study for level of service for alternatives modes (bicycle, pedestrian, etc.) is needed. 1111515 MINE Ft'�PAVE1913Y MATT P .I ICH ANn WILL M AV&Al3L� FOP, 5UC3MITTAI, ON 12-01-01. 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. tWKWAY5 HAVE MN CON50LIPAT19. ON51t f7ML5 Ali NOf SHOWN, 8. There will be a combined parking and bicycle lane on the north side of Bennett Road. t5 9. The potential need for additional traffic calming on the streets can be evaluated. THIS WILL Lt M_IJA02 IN THE T,1,5, Traffic Operations 1. No vehicular Transportation Impact Study is required for this development proposal. OKAY 69 The Current Planning Department comments are on red -lined plans that are being forwarded to the applicant. 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. 5FF ITV15N) PANS page 5 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. M HAVE INCLUMP THE CITY P7 TAl, OF THE M5H2 CF,055W&K. 51�F 19MI, 9IFTf, 6. An off -site grading easement on the property to the east may be needed. IN I ICU OF Tlf Of F51T FA5FMFNT, M HAVE 5HOWN A TIMl3.t2 P,�TANIN6 W&L TO FLIMINAS 0FF59 6MIN6, 7. The subdivision plat must dedicate all necessary sight distance easements. IT,M, fO PI Af, 8. Could access to the garages be done by providing an alley along the north and east sides of this property? PUF fO THE 51ZF OF THE I Of5 THI515 NOf A 171�51kTA LF OFVON, Stormwater (5rr bpANMr t?UM FOP, FrTON5E5 TO THE5F, COMMrNT5) 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. THt F�AN5 kTUCf TH15 CI AN61� 2. The driveways must be a minimum of 12' wide. Tif t7JVMAY5 HAVE 13EFN CON501.I17ATER HAVING A WIPTH-I OF 161, WITH MVflON fO I Of51 ANI 16, WHICH ITMAN TI-f 5N&. 3. A striping plan is needed for Bennett Road. Page 2 STAFF PROJECT REVIEW City 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 31st: Engineerinq 1. More information is needed for the design of Bennett Road. f2FVNON5 MFF INCOFTOM12 INTO THE 9NNFff p0Al2 FLAN/ PPOFILF 5ff MV YOUP COMMENTS. 2. Driveway widths must be a minimum of 121 . nrl\/�WAY5 HAVE ftN CON50 II)AtI7, HAVING A WIPTN OF 181, WITH FXCFFTION f0 I Of5 I & 16, WHICH ffMAIN THE 5AMF, 3. The driveway curb cut on Lot 1, on the street curve, is of concern. There will be sight distance problems. &THOU61-1 TIC 516HT VIAN61.� 170�5 NOf M�Ff CITY COTEVIA, If 51��M5 T Af THE 1XIVEWAY P ACN) AT THE NOPTH M9 OF LOf I WOULD [t THE M05T FIZAC11CL. ANb 5AFF5T I OCAVON. 4. The diagonal parking on the north side of Bennett Road must be eliminated. Parallel parking can occur between the driveways. f71A60N& FAI; M HA5 MN �I IMINAT R PAF.A L. I, FAFMN615 SHOWN ON THE CUa,TNf FANS.