HomeMy WebLinkAboutSUBDIVISION PRELIMINARY - QUAIL HOLLOW - 46-89B - CORRESPONDENCE - STAFF'S PROJECT COMMENTSDevelceent Services •
Planning Department
November 16, 1989
Eldon Ward
c/o Cityscape
3030 S. College, Suite #200
Fort Collins, CO 80525
Dear Eldon:
Staff has reviewed the Quail Hollow Preliminary Subdivision and has the
following comments to make:
1; Light and Power will be installing a ductbank behind the curb along the
east side of Overland Trail. This requires a 15' easement, as shown on the
preliminary information.
2. Any utility mains which were stubbed to this property from the previous
subdivisions must be extended into and through this development, including
the 12" water main in Overland Trail. Sewer service for the majority of
this development must extend east of the site to the Dixon Creek Outfall
Sewer. This off -site main must be in future roadways, or in open space
which will be accessible to heavy trucks. Off -site easements need to be
secured.
3. A master utility plan should be submitted.
4. The configuration of the neighborhood park is not accurately shown on the
plat. This area should be labelled as a tract. Access to the park will be
allowed through the utility and drainage tracts. Nuisance flows across the
park must be piped.
5. This submittal appears to be a subdivision; however, the plan reflects
"PUD" in the title and needs to be clarified.
oo
All
lot
line dimensions, easement dimensions and lot areas must be shown
P�
on
the
plat.
A vicinity map and scale need to be placed on the plat.
8. The storm drainage report needs a cover letter with signature and PE stamp
of the engineer who prepared the report. More description is needed
regarding how this site fits into the Spring Creek Master Plan, what the
downstream conditions are and why temporary on -site detention is being
required.
300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6; 50
9. A description of which detention facilities will be constructed with each
phase is needed.
10. The maximum release rate is the 100-year historic rate, but only during the
100-year storm. A staged release is required (ie. 2-year storm for 2-year
historic release rate). This needs to be clarified in the text.
11. The off -site drainage description is incomplete. No mention was made of
Quail Hollow 3rd and upstream areas that impact the site. Some discussion
of the impact of runoff on the identified wetland/wildlife habitat area
should be included. The runoff calculations do not appear to correspond
with the grading plan. Please provide more explanation of what's been
done so that this can be checked.
12. Grading/Drainaee Plan and Plat:
The floodplain must be more clearly shown. In addition, the floodway and
the base flood elevations must be shown. FEMA now requires that the
floodplain, floodway and base flood elevations be shown on the plat.
Identify concentration points of each basin. Ponds will not be maintained
by the City since they are temporary. Also, no fee credit will be given
for the ponds since they are all temporary until the downstream regional
facilities are installed. If the Pleasant Valley and Lake Canal is located in
an easement, it should be shown as such on the plat and grading plan.
I Clarification is needed for what is proposed for Basin B-2 and whether it
will be left in a natural state. Emergency overflow channels are needed at
the ends of each cul-de-sac where storm sewers are located. The minimum
F.F. (or any opening) for lots adjacent to the ponds, channel and overflow
channels must be specified. Off -site easements are needed for drainage
facilities constructed on the park site (ie. pond outlets, swales, etc.). If
excavation is required in the southern detention pond, the impact on the
wildlife or wetlands area needs to be clarified.
,L't Access to the land east, west and south of this site must be given consider-
14. Intersections must be designed at 90 degrees, as per the City street
standards. C /LZ4 VA")
1.5: Adequate sight distance must be provided at the cul-de-sac on Blue Leaf
Drive and at Mercy Drive and Dixon Creek Lane.
16. Proposed street names need to be placed on the plat.
,17. New sidewalk standards should be used for Overland Trail.
18. The phasing of temporary turnarounds for phased development of the site
needs to be shown on the plat. All of the Overland Trail r-o-w should be
dedicated in the same phase.
,/9. A preliminary design for Overland Trail (for both the full major arterial,
as well as the phased portion of the arterial to initially be constructed)
must be submitted at the preliminary plat review stage. Preliminary design
must extend 1000' south of the south property line,/[I30/ ; 1
J
A preliminary soils report must be submitted.
?,I. Existing trees need to be shown on the plans. Existing wetlands and
sensitive areas should be identified on the utility plans, as well. A
naturalistic design approach (and xeriscape design) should be used for
drainage areas and if possible, wetlands should be incorporated into the
design. The applicant is strongly encouraged to meet with Bob Wilkinson
of the Natural Resources Division, to discuss this item.
22. Landscape plans addressing fencing and plant material design need to be
submitted for Overland Trail (a major arterial), as well as for other areas
adjacent to the public right-of-way.
23. Clarification of maintenance responsibility for open space and drain-
age/trail/utility tracts is needed.
2.4. Several access -related concerns do not appear to be addressed on this plat.
These include access to the proposed neighborhood park; access to proper-
ties to the east, south and west; and provision of an east -west collector
street.
25. Clarification is needed for the purpose of areas along Lots 52-54 and Lots
�17 3-6.
26. The area west of Overland Trail, zoned R-F, must be submitted as a Clus-
ter Development Plan (see attached information). This plan needs to be
submitted as a separate item from the overall subdivision. As designed,
the acreage of this area would permit 13 residential units, rather than 14.
Either additional area needs to be added to support the 14 units, or one
unit needs to be deleted.
27. The Cluster Development Plan must address all zoning requirements (ie.
minimum lot area, width and setbacks; maximum topographic limitations
for development; and design considerations specified in Section 29-116 of
the Zoning Code). This information must be provided on the Cluster
Development Plan.
28. The intent of the Cluster Development Plan is to cluster units, preserving
larger areas of the site, to retain a more rural character adjacent to the
Foothills. As designed, the piece of land in the NW corner of this site
does not appear very viable as a piece of open space. Consideration
should be given as to the layout for Lots 1-4, given the constraints of the
placement . of Overland Trail.
Many of these comments (ie. Storm Drainage, access and the addition of a
Cluster Development Plan) may necessitate major revisions to the plan as
presently submitted. Please be aware that until the nature of revisions and/or
additional information is known, there is the potential for this project to be
pulled from the December 18 Planning and Zoning Board agenda. In the event
that this project remains on schedule for the December meeting, the following
submittal deadlines for revisions are in effect:
By Wednesday. November 29. 1989 five copies of the revised plat and any
other information needed to address these comments must be submitted to the
Planning Office. By Monday. December 11. 1989, ten (10) folded sets of the
F/� a colored rendering (unfolded) of the site plan and an 8-1/2" x II"
""( PMT reduction must be submitted for the Board meeting December 18.
If you have any questions or comments, please do not hesitate to contact me.
Sin erely,
Sh rry Albertson -Clark, AICP
Senior City(Planner
cc. Mike Herzig, Development Coordinator
file
The R-F Cluster Development Plan review is intended to preserve the scenic quality of the
foothills and ensure development that is compatible with physical features and constraints and
environmental quality, through the use of a series of design requirements and guidelines. As a
backdrop to the City, the foothills have long played an important role in the community's
identity. Clustering dwelling units, preserving large open spaces of land, limitations on the
elevation of new structures, designing in conformance to terrain and natural features and
providing access to public and private open spaces are ways of minimizing the aesthetic impact
upon the view of the foothills, as well as the view from the foothills.
In the R-F Zoning District, any request for a Cluster Development Plan for residential uses in
areas located near the foothills must be approved through a public hearing process held by the
Planning and Zoning Board, and must follow the review procedure as indicated in the section
of this manual entitled "Review Process". Specific requirements, such as permitted uses and lot
area, are listed in Section 29-111 of the City Code.
Submittal Requirements
The application for a Cluster Development Plan in the R-F Zoning District must contain the
following information:
A. Application form (1 copy) and filing fee ($85.00).
B. Legal description of the property on 8-1/2" x 11" sheet (2 copies).
C. A current list of names and addresses of all property owners of record of real property
within 500 feet of the subject property, exclusive of public right-of-way. (This
information is available from the Assessor's Office in the Larimer County Courthouse or
from local title companies.) This list must be typed on 8-1/2" x 11" sheet -type mailing
labels (33 labels per sheet) by the applicant.
D. Site plan (25 copies) and landscape plan (16 copies) each folded to fit into a legal size
folder with name of the development showing, pursuant to the information and site plan
requirements as listed in the section of this manual entitled "Submittal Requirements for
Final PUD Plans".
E. A statement of Planning Objectives (25 copies) addressing the following:
(1) Relationship of the plan to the criteria set forth in Sections 29-111 through 29-116 of
the City Code.
F. Land use data, typed on an 8-1 /2" x 11" sheet, showing the information as required in the
section of this manual entitled "Submittal Requirements for Preliminary PUD Plans".
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G. Architectural elevations (5 copies, each folded to fit into a legal -size folder with name of
the development showing) of all buildings to be newly constructed or remodeled, suffi-
cient to convey the basic architectural intent of the proposed improvements, including but
not limited to colors and type of exterior building materials. The elevations should be at
an appropriate scale, with an outer dimension of 24" x 36".
H. Signed reproducible mylar of all plans to be submitted approximately one week prior to
the Planning and Zoning Board hearing.
I. One colored rendering (unfolded), ten (10) folded sets of all plans and one 8-1/2" x 11"
PMT of comparable quality reduction (xerox copies are not acceptable) of all plans to be
submitted one week prior to the Planning and Zoning Board hearing.
J. One signed "Site and Landscape Covenant" (sample copies are available from the Develop-
ment Review Center). Signed copy should be submitted approximately one week prior to
the Planning and Zoning Board hearing.
K. Other documentation as determined by special circumstances.
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