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HomeMy WebLinkAboutSUBDIVISION PRELIMINARY - QUAIL HOLLOW - 46-89B - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSCMM@@P(P urban design, inc. 3030 south college ave., suite 200 fort collins, colorado 80525 (303) 226-4074 November 29, 1989 Sherry Albertson -Clark City of Fort Collins Planning Department P.O. Box 580 Fort Collins, CO 80522 Dear Sherry; Attached are three sets of prints of the Preliminary Plat for Quail Hollow 4th - 7th Filings, indicating revisions made in response to Staff Comments. Specific responses include: 1. A 15' easement is indicated along Overland Trail. 2. The utility extensions and off -site easements requested by staff have been shown on the plans. 3. A preliminary utility plan for the entire site has been submitted. 4. The neighborhood park configuration has been revised per our meeting with Leslie Beckman at Parks and Recreation. The drainage plan has been revised to indicate that nuisance flows across the park will be piped. 5. The "PUD" label has been deleted from the preliminary plat, utility, and grading plans. 6. Typical lot and easement dimensions are indicated on the preliminary plat. Exact areas and dimensions of lots, tracts, and easements will be included on the final plats. 7. A vicinity map has been added to the plat. 8. The storm drainage report and cover letter has been amended as requested. 9. Construction phasing of detention facilities has been added to the storm drainage report. 10. Provisions for staged release from detention ponds is included in the report. • urban design, inc. 11. Off -site drainage descriptions and impacts on the identified wetland/wildlife habitat areas have been better explained in the revised report. The drainage areas have been designed to complement the existing wetland areas in the south-central portion of the site. Grading is planned in a manner that will result in minimal disruption of the sensitive areas. Portions of the wetland that are disturbed will be revegetated with wetland species. 12. The floodplain is now indicated in more detail. It is the developer's understanding that the detention ponds will be treated like those in all other Fort Collins subdivisions; owned and maintained by the City's Storm Drainage Utility. Consistent with the detention ponds in Quail Hollow 1st, 2nd, and 3rd Filings, the developer is willing to construct the ponds, install required landscaping, and maintain the landscaping for a two year establishment period. Provisions for drainage easements affecting the neighborhood park have been made. Exact location of such easements will be determined with final plats. Excavation in the southern detention pond will be kept to a minimum, and wetland vegetation will be replanted in disturbed areas. 13. Access to surrounding properties has been addressed with Rick Ensdorff. The vicinity map added to the preliminary plat indicates the planned collector street pattern for this section. 14. All street center lines are perpendicular or radial at intersections. In order to work with the topographic constraints, Tiflin Court and Brendan Court curve away from Overland Trail along a City standard 240' center line radius. As a result, a point 100' from the intersection is about 20 degrees off perpendicular. Variances are being requested to allow this design, and to allow steeper than normal grades on these minor streets. Both variances are requested so that the proposed site design can be accomplished; visual impact of street construction on the hillside will be minimized; and the identified environmentally sensitive area in the center of the RF area can remain in open space. 15. Site distance easements have been identified at three intersections on the site. 16. Street names have been added to the preliminary plat. urban design, inc. 17. New sidewalk standards for Overland Trail will be included on final plats and plans. 18. Revised phasing lines showing full width Overland Trail right-of-way and anticipated temporary turnarounds have been indicated on the preliminary plat. 19. The preliminary design for Overland Trail extending 1000' south of Quail Hollow will be included with final plans. 20. A preliminary soils report has been completed and submitted. 21. A preliminary landscape plan showing existing trees, environmentally sensitive areas, and a general approach to landscaping has been prepared. A xeriscape approach intended to enhance both the existing wetland areas and the character of the foothills open space will be used. 22. The preliminary landscape plan indicates a streetscape approach along Overland Trail. Care has been taken to achieve a series of side yards along Overland in order to reduce the need for fencing along the right-of-way. More detailed fencing and landscape plans will be included with final plans. 23. Maintenance of landscaped/open space areas is anticipated to be as follows: Neighborhood Park: City of Fort Collins Parks and Recreation Department Right-of-way: Owners of adjacent lots or tracts. Drainage Tracts: City of Fort Collins Storm Drainage Utility RF Open Space: City of Fort Collins Parks and Recreation Department (assuming this open space is accepted by the City as an extension of the existing, adjacent Pine Ridge open space). There will be no home owners association at Quail Hollow. 24. Access concerns have been addressed as we discussed at our meeting of November 20th. Provisions for a local street connection to the west have been made; and the planned collector street pattern is indicated on the vicinity map. i o p @@o 0 urban design, inc. 25. Portions of the backs of lots 52-54 of the 4th Filing and lots 3-6 of the 5th Filing will be receive entryway landscaping and have restricted fence locations. 26. A preliminary Cluster Development Plan for the area west of Overland Trail has been prepared. As indicated on the Cluster Plan, it is anticipated that the area may be expanded from 13.7 acres to at least 14.0 acres, thus allowing 14 lots. The Plan notes that if less than 14 acres are included, only 13 lots will be proposed with the final Cluster Development Plan. 27. The Cluster Development Plan indicates minimum lot areas, widths, setbacks, and other design considerations. The maximum existing elevation on the site is 5192; well below the maximum building elevation of 5250 specified foor the RF zone. 28. The lots on the west side of Overland have been clustered so as to: - Minimize visible grading; - Respect the existing terrain; - Preserve open space in the following key locations: * At the northwest portion of the site as a vista/focal point for southbound Overland Trail * Along the Overland Trail frontage to achieve a more substantial streetscape with a foothills open space character * In the central portion of the site including the identified environmentally sensitive areas * At the southwest portion of the site adjacent to the Pine Ridge Open Space - Place building sites and their driveways along the "bench" approximately midway between Overland Trail and the west property line. This minimizes the aesthetic impact upon the view of the foothills while allowing panoramic views of the city from the proposed lots. O urban design, inc. Ten sets of prints, a colored plan, and 8 1/2 x 11 reduction will be submitted by December 11th for the December 18th Planning and Zoning Board Meeting. Sincerely, 2w, 4 Eldon WardVsident\Ns'�.. Cityscape Urban Design, Inc. Attachments cc: Dan Jensen, d. Jensen Enterprises Lloyd McLaughlin, RBD, Inc.