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HomeMy WebLinkAboutSUBDIVISION PRELIMINARY - QUAIL HOLLOW - 46-89B - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWDeveloWnt Services Planning Department City of Fort Collins October 11, 1989 Jensen Homes c/o Cityscape Urban Design 3030 S. College Ave. Fort Collins, CO 80525 Dear Eldon: For your information, attached is a copy of the Staff's comments concerning Quail Hollow Subdivision, Filings 4, 5, 6, and 7 which was presented before the Conceptual Review Team on October 9, 1989. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, Ted Shepard Project Planner TS/g jt Attachment xc: Tom Peterson, Director of Planning Mike Herzig, Development Coordinator Rick Richter, Civil Engineer I Project Planner File ,00 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: October 9, 1989 ITEM: Quail Hollow Subdivision, Filings 4, 5, 6, and 7. APPLICANT: Jensen Homes c/o Cityscape Urban Design, 3030 South College Avenue Suite 200, Fort Collins, CO. 80525 LAND USE DATA: Request to subdivide approximately 80 acres south of the existing Quail Hollow Subdivision into single family lots. COMMENTS: 1. Electrical power is available to serve the area. 2. Water and sewer utilities are available to be extended south from the existing facilities. All mains must be placed in the roadway. ( 3. There is an elevation restriction in Filing 7 beyond which sewer service cannot be provided. 4. The Water and Sewer Department requests that a Master Utility Plan be drawn up for the four new filings. 5. The Stormwater Utility Department has completed a new Spring Creek Basin Master Plan. The new study is currently being reviewed by F.E.M.A. for approval. Please contact Susan Hayes to obtain the pertinent information regarding the Quail Hollow area. 6. The Drainage Report must address offsite flows, especially from the Third Filing. 7. It is requested that the applicant and his representatives meet with Mr. Bob Wilkinson of the Department of Natural Resources to discuss develop- ment impacts on the existing wetlands, the Spring Creek riparian habitat, and any mature trees west of Overland Trail Road. Please contact Mr. Wilkinson at 221-6600 to arrange a meeting. It is suggested that the meeting occur at the site. 8. There are problems in Boulder with deer grazing in outlying subdivisions. The City Department of Natural Resources will contact the State Division of Wildlife regarding potential conflicts with deer and single family homes at this particular location. 9. The triangular out parcel must either be included with the annexation request and provided with a separate signature block or excluded from the request. 10. The property west of Overland Trail Road should be zoned R-F, Foothills Residential. The R-F zone allows single family density at one unit per 2.5 acres, or one unit per one acre with clustering to preserve the balance of the site as open space. It is optional as to whether this open space is preserved privately or dedicated to the City's Parks and Recreation Department. 11. The City Planning Department is very sensitive about sprawling residential development in the R-F Zone. The concept of clustering to a density of one dwelling unit per acre is designed to allow residential construction and preserve the character of the foothills area. The platting of one acre lots will be discouraged in favor of a clustering concept. 12. A Traffic Impact Analysis will be required. The study should address the additional trip generation based on the proposed land use as well as future offsite improvements and expected trip generation increases. 13. It is recommended that the developer's representatives meet with Mr. Rick Ensdorff to discuss the future collector street alignments in the section. It is likely that Hampshire will be a logical extension of a collector but the east -west collector is uncertain. 14. Please consult with Mr. Mike Herzig regarding the variance procedure for designing an access to the 7th Filing that respects the topography. 15. Overland Trail must be constructed across the triangular out parcel and intersect with extended Yorkshire. 16. Please be aware that local street intersections on the inside of a curve may create sight distance problems. It may be necessary to create sight distance easements to preserve a safe situation. 17. The City is willing to explore options regarding a reimbursement for 60 feet of the dedication for Overland Trail. 18. It is requested that Overland Trail be fully dedicated but not built to full standards on the west side. Sidewalk, curb, and gutter on the east side, and 70 feet of pavement will be required as an interim improvement.