HomeMy WebLinkAboutBENNETT ROAD BUNGALOWS - PDP - 42-01 - CORRESPONDENCE - (16)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.
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City Planner
Page 8
Department: Water Wastewater
Issue Contact: Roger Buffington
Topic: Landscape Plan
94
Maintain 10 feet separation between trees and water/sewer services.
Topic: Plat
92
Curb stops must be in utility easement; therefore, the front yard drainage easement
must be a drainage and utility easement.
Topic: Utility Plans
91
With the change in driveway configuration, additional utility coordination is needed.
Electric and gas typically do not allow services to branch off under the driveways.
93
`�✓�Z��r7� Sewer service connecting to manhole A2 must be constructed as an outside drop
connection if more than 2 feet above the manhole invert.
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.
12-11-01 - remove reference to phasing of landscaping. This project is too small for
phases. Bond / escrow will have to cover the entire project.
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.
12-11-01 - above comment still applies. Please remove footprints and other topo
lines from final site plan.
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.
Page 7
Department: Police
Topic: Site Plan
50
No comment. (2nd)
Department: Stormwater Utility
Issue Contact: Joseph Gerdom
Issue Contact: Wes Lamarque
661
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.
Topic: Erosion Control
��klo\ 90
, You still show a straw bale filter on the pond outlet pipe. This will not work on the
concrete pan. The bales will float. Use a gravel filter or some other BMP.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Bennett Road Cross .Sections
89
r ' Please extend the scope of Bennett Rd. to inlcude the sidewalk and diaganol
parking stalls along the south side of the road.
Topic: Bennett Road Plan
57 .I
Re -label the pedestrian crosswalk as an 'existing raised pedestrian crosswalk to be
replaced' on site plan.
88
Coordinate the construction period of Bennett Road with the school district to reduce
the impact on Bennett School operations.
Topic: General
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.
(Updated Rd. #2) Section 3 of the TIS memorandum needs to be corrected prior to
approval of the document. The last sentence of the first paragraph should be
reworded to state that due to the existing width of Bennett Rd. and the proximity to
Bennett Elementary the roadway plan will include 5 foot striped bike lanes on both
EB and WB sides of the road.
Page 6
kgkk(o� 74
_1 Driveways are required to continue straight for 25' from the flowline before curving.
(checklist item XIII.D LCLIASS)
Please show or add notes to the utility plans and site plan stating that the driveways
along Bennett will meet this requirement.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
604
Tree Protection Standards apply for significant trees being retained
3.2.1(G)(1), (3)-(7)
Topic: Utility Plans
611
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.
*** These Comments have not yet been addressed! ***
Construction drawings need to show delineation of construction barrier and
details of fencing!
Department: PFA
Issue Contact: Michael Chavez
70 I"•
Address Numerals: Address numerals shall be visible from the street fronting the
property, and posted with a minimum of 6-inch numerals on a contrasting
background. 97 UFC 901.4.4
71 '1
Water Supply: No residential building can be greater then 400 feet from a fire
hydrant. Fire hydrants are required with a maximum spacing of 800 feet along an
approved roadway. Each hydrant must be capable of delivering 1000 gallons of
water per minute at a residual pressure of 20psi. 97 UFC 901.2.2.2
Topic: Landscape Plan
95
Poudre Fire Athourity has no new comments
Page 5
Topic: Grading Plan
44
Please provide contours for 50' offsite.
I 76
1,J11,�D A number of the notes are repeated on the same page. Please consolidate. Also,
'f please place the revegetation notes on this page rather than on the details page.
Topic: Landscape Plan
- I L�lp1 '83
Please show sight distance easement and add a note concerning the restrictions
within the easement (attached to the Plat).
Topic: Plat
351
Please correct typos in wording.
36
Please provide sight distance easements and language needed.
�10\ 81
Please show proposed sight distance easements and how they were arrived at.
(Figures 7-15a,b,7-16 LCUASS)
It appears that the shown sight distance easement may be a little smaller than what
is required in LCUASS.
82
1�t�at Please extend the limits of work on the road to include the driveway cut on City Park
(Lot 1).
Topic: Site Plan
j2;l02 97
Please add a note specifying that no garage doors shall be any closer than 20' from
the back of the sidewalk.
Topic: Utility Plans
T10
x50hantom lines will need to be darker to be reproducible.
`y Jlejot 73
Cover sheet: Please correct typos and see redlines.
Page 4
Department: Engineering Issue Contact: Katie Moore
Topic: Bennett Road Cross Sections
t�t�c\ '79
It appears that the crown of the road. or the flowline needs to be shifted to achieve
the minimum 1.5% cross -slope required at sta 12+36.
Topic: Bennett Road Plan/Profile
22 '
The minimum single-family residential driveway width is 12'.
41 '
Please provide approximate sign locations as needed.
'77
Please remove notes referring to specific methods to be used when repaving (ie
apply tack coat ... )_
tqt o1 78
One section of the flowline slope around sta 17+00 appears to be different in value
than what it is labeled.
Topic: Detail Sheet
80
Including detail 16-11 is confusing since there are no flat crosswalks proposed.
Please keep only the coloring information in reference to the raised crosswalk.
Topic: General
75
Engineering comments smaller in number than 73 are repeat comments.
wlt�a� 85
`i Parallel parking spaces require a minimum of 23' in length. Please recalculate
available onstreet parking.
f 86
The raised crosswalk as shown is too wide. Please see redlines on the detail sheet
of the utility plans for the correct dimensions.
87
Please match the site and landscape plans with the utility plans (ie striping,
easements).
96
No variance requests have been received by the City for this project.
Page 3
Stormwater
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
The driveway curbcut 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 curbcut, 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
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
City of Fort Collins
LAND IMAGES, INC.
c/o Michael Chalona
215 W. Magnolia Street, Suite 202
Fort Collins, CO 80521
Date: 1 /7/2002
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
More information is needed for the design of Bennett Road.
2. Driveway widths must be a minimum of 12'.
3. The driveway curbcut 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?
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