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Home My WebLink AboutSUBDIVISION PRELIMINARY - QUAIL HOLLOW - 46-89B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 11 MEETING DATE 12-18-89 STAFF Sherry Albertson —Clark City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Quail Hollow - Preliminary Subdivision - #46-89B APPLICANT: D. Jensen Enterprises P. O. Box 1007 Fort Collins, CO 80522 OWNER: D. Jensen Enterprises c/o Cityscape 3030 S. College, #200 Fort Collins, CO 80525 PROJECT DESCRIPTION: A request for preliminary subdivision approval for 160 single family lots on 68 acres, located south of Drake Road, east of Overland Trail Road extended. The site is zoned R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval with condition. EXECUTIVE SUMMARY: The applicant proposes 160 single family lots on 68 acres. The preliminary plan conforms with the R-L-P Zoning District requirements and the Subdivision Regulations. A condition of approval regarding landscaping and fencing is being recommended. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Quail Hollow, Preliminary Subdivision - #46-89B P & Z Meeting - December 18, 1989 Page 1 COMMENTS 1. BackQround: The surrounding zoning and land uses are as follows: N: r-p; existing single family homes (Quail Hollow PUD) S: FA-1; vacant (in unincorporated Larimer County) E: FA-1; existing large lot single family homes (in unincorporated Larimer County) W: R-F; vacant (proposed Quail Hollow RF Site Plan) This site was annexed December 15 as the Quail Hollow Annexation and was zoned R-L-P, Low Density Planned Residential. The existing areas of Quail Hollow were developed as a planned unit development, since there is a PUD condition on the zoning of those areas. There is no PUD condition on the zoning of this site. The site is presently undeveloped. 2. Land Use: This request is for preliminary approval of a subdivision plat. All lots exceed the 6,000 square foot minimum and the area requirements as required by the Zoning Code. Proposed lot sizes are a minimum of 6,800 square feet. The 19.7-acre neighborhood park will be purchased by the City. This park site will be reflected as a separate tract on the final plat. The area west of Overland Trail is zoned R-F, Foothills Residential (7th Filing on preliminary plat). This zoning requires a special site plan review; therefore, this proposal will be considered as a separate item. This area is under the same ownership as the remainder of the Quail Hollow Subdivision and has been shown on this preliminary plat, so that the relationship to the Quail Hollow Subdivision is apparent. 3. Design: Access to this site will be from an extension of Overland Trail and Yorkshire Drive, from the existing areas of Quail Hollow PUD. Overland Trail will be extended from its current point at the northwest corner of this site, to the south property line. A preliminary design for the street's extension 1000' south of this property is required of the applicant at final review. In response to staff concerns regarding the potential for future access to the east and south of this property, the applicant has provided a schematic circulation plan to address access. This schematic plan shows a potential collector street circulation system to provide access to the remainder of this square mile. Collector streets are identified as Hyline Drive, which would intersect with Taft Hill Road and an extension of Hampshire Road south of Drake Road. This schematic plan has been reviewed by the City's Transporta- tion Director, who has determined that these potential collector streets would Quail Hollow, Preliminary Subdivision - #46-8913 P & Z Meeting - December 18, 1989 Page 2 provide any necessary future collector street access to this section and that the proposed street layout on the Quail Hollow Subdivision does not negatively impact circulation potential for this area. The City has purchased 19.7 acres in the east/southeast area of the site for the construction of a neighborhood park. Access to the park will be provided from Michener Drive and from properties located east and south of the park site, as those properties develop in the future. The extension of Michener Drive to the park site is anticipated to dead-end into a parking lot to serve the park. No through street is planned. Pedestrian access to the park will be provided via trails throughout the drainage and open space tracts and via several access ways between lots that provide linkages with subdivision streets. The trail system will also provide a connection with City open space, located at the southwest corner of this site. Maintenance of the trail/utility/drainage tracts and open space tracts will be determined at the time of final review. A preliminary landscape plan has been provided, to indicate streetscape intent along Overland Trail and Yorkshire (a collector), as well as in the trail/utility/drainage tracts. Staff is recommending a condition that final landscape plans be submitted to address landscaping and fencing. There are several environmentally sensitive areas located within the trail/utility/drainage tracts. These areas will be preserved to the extent possible and native vegetation will be used throughout these tracts. The final utility plans and landscape plans will address the applicant's design intent for these sensitive areas, on the recommendations of the Natural Resources Divi- sion. 4. Neip-hborhood Comoatibilitv: No neighborhood meeting was held on this proposal, since the proposed use is consistent with the existing development of Quail Hollow PUD and the proposed single family lots are permitted uses in the R-L-P Zoning District. RECOMMENDATION This proposal is in compliance with the Subdivision Regulations and the R-L-P Zoning District requirements. Therefore, staff recommends approval of the Quail Hollow Preliminary Subdivision - #46-8913 with the condition that final landscape plans be submitted to address landscaping and fencing. t. Mas 0 .. . Pet .... T 17 —1116 .......es n . . . --------------------- V, I TRAIL. - ------ --------- I� 1 2 3 Ill 7 UTILITY30 �l 29 1 It 2 5 ----- 45 44 i , 43 1 420 41 I)RAINAGE TRACT A-zi -- — - — - F- ------ I ------- -A of 4 10 50 22 8 18 17',Z 16 1! 15 14 13 12 11 7 46 4 7TH FILING_ 9— A G 7 OPEN SPACE AND iV 13 DRAINAGE TRACT 14 Y MAP QUAIL HOLLOW PRELIMINARY PLAT 6A�T -e�— FILINGS 4 THRU 7 0 7�TH JFILI��' oQ� o 10 �p LOT TO BE INCLUDED ONLY IF GROSS AREA OF THE R-F ZONE IS EXPANDED TO 14.0 ACRES OR MORE WITH FINAL CLUSTER PLANS. SITE - ENVIRONMENTALLY SENSITIVE AREAS 3 - i NN�O��TE: OTHggEyyR ENVIRONMENTALLYSENSITIVE AREA ENEIGHBORHOOOLPARN. .LAKE CANAL INS PLANT KEY Folmz+wv +szcs _ y �b.i xaovwa m¢s I- I QUAIL HOLLOW PRELIMINARY LANDSCAPE PLAN +eess AUTOCAD FILE NAME: D�000130@4$j ® PROJECT NO. 3084 SCALE: 1-100' DATE OF PREPARATION: f 1-2o t Ll POPULATION PROJECTIONS PROPOSAL: QUAIL HOLLOW SUBDIVISION DESCRIPTION: 173 single family lots on 80.44 acres DENSITY: 2.15 DU/acre General Population 173 (units) x 3.5 (persons/unit) = 605.5 School Age Population Elementary - 173 (units) x .450 (pupils/units) = 77.85 Junior High - 173 (units) x .210 (pupils/unit) = 36.33 Senior High - 173 (units) x .185 (pupils/unit) = 32.00 Affected Schools Dunn -Washington Elementary Blevins Junior High Rocky Mountain Senior High Design Enrollment Capacity 546 +50 (modular) 557 900 908 1250 1150 0 • BILL W YATT JAMES A. MARTELL MARTIN J. HEFFERNAN MARYANNE MARTELL WYATT AND MARTELL ATTORNEYS AT LAW 222 WEST MAGNOLIA STREET FORT COLLINS, COLORADO 80521-2899 December 14, 1989 Mr. Tom Peterson, Director Planning and Development City of Fort Collins 300 LaPorte Avenue Fort Collins, CO 80521 RE: QUAIL HOLLOW PRELIMINARY SITE PLAN Dear Mr. Peterson: TELEPHONE (303) 484-1112 FAX (303) 484-1170 I represent Ruth Burns and the members of her family. Mrs. Burns and the members of her family own the property immediately adjacent to and to the west of property which is proposed to be developed under the preliminary site plan for Quail Hollow. The preliminary site plan has been submitted by Mr. Dan Jensen. Mrs. Burns and the members of her family have no objection to the preliminary site plan as submitted to the City of Fort Collins. However, they would like to request that, as part of the City's review of the preliminary site plan for Quail Hollow, the City be sure that the site plan includes provision for adequate access to the Burns property. If you should have questions with regard to the Burns' concern in that regard, please do not hesitate to call me. I appreciate your cooperation in this matter. Thank you. Sincerely, tlVtZArCA. Martell JAM:sc cc: Ruth Burns Rex Burns L% E� co o Vlemorandum co 0 o To: Dan Jensen, Jensen Homes W r Eldon Ulard, Cityscape c Pick Ensdorff, Fort Collins Traffic Engineer O U c Ted Shepard, Fort Collins Planning Staff co aFrom: Matt Delich � J w >> Date: October 30, 1989 J LU Subject: Traffic analysis of Quail HolIovi D Z w a This memorandum addresses the traffic impacts of a the Quail Hollov, 4th, 5th, 6th, and 7th Filing_.. Quail z Hol 1 ovi is a residential development located in the m southeast quadrant of the Drake/Overland Trail M intersection. Previous filings of Quail Hollow accounted for 205 dvie11inq units. This existing development accesse_. Drake Road via 'Yorkshire Street, Pa=.qu i nne 1 Drive, and Overland Trai 1 . Recently, Overland Trail has been paved from Drake to the south limit of previous filings. It is proposed that Overland Trail paving would continue further to the -south to the south property 1 i ne of the above f i 1 i ngs. The City of Fort Collins conducted a traffic count on Drake Road just east of Yorkshire Street in September 1989. The daily, two-way traffic was 9529. The morning peak hour traffic vaas 633 and the evening peak hour traffic was 936. These tvio-vjay traff i c counts were CD factored to obtain directional traffic using factors z cc derived from directional counts on Drake Road near Taft z Hill. uj CM w The trip generation from the 4th, 5th, 6th, and ?th Filings of Quail Hol 1 ova are shop -,in in Table 1. The reference for this analysis is Trip Generation 4th • Edition, ITE. The trip distribution used for the vo fol 1 ov:ii ng traffic assignment vlas 90 percent to the east J and 10 percent to the vtest (north along Overland Trail?. Lu o It vas assumed that there would be little or no traffic c a betvieen Quail Hollow and the other residential subdivi- a sions in the area. Cr • Figure 1 =_.hok,:is the results of the trip assignment 3 U_ at the key intersections along Drake Road. The existing W = < traffic v:ja.s factored by 3 percent per year to obtain the H- ►- 1991 backoround traffic. All intersections should be Qcontrolled by stop signs with Drake Road receiving the right -of -way. At the Drake/Overland Trail intersection, the north leg of Overland Trail and the east leg of 9 • Drake Road should receive the r i ah t-of-way, As exists today. (4hen Overland Trail is completed to Taft Hi 1 1 Road to the south, the through movement should then be Along Overland Trail. Table 2 shovjs the operation at the key intersec- tions. All intersections. tai 1 1 operate acceptably. Accept -Able operation is level of service D or better during the peak hours. Calculation forms are provided in the Appendix. Overland Trail is proposed to be extended from its present terminus (1100 feet south of Drake Road), to the _slut_ property line of these fi 1 ings. This. Udould extend Overland Trail an additional 1500 feet. The proposed paving vj u l d be to a t&i i dth of ?h feet. The cross section necessary to accommodate the expected traffic on Overland Trail should be one lane in each direction. This cross section can be striped on Overland Trail trii th 6 foot shoulders on each side. Table 1 Trip Generation Daily A.M. Peak P.M Peak Land Use Trips Trips Trips Trips Trips in out in out 4th Filing 560 12 31 35 21 56 DU 5th Filing 640 13 35 40 24 64 DU 6th Filing 400 8 22 25 15 40 DU 7th Filing 130 3 7 8 5 13 DU Total 1730 36 95 108 65 Table 2 1991 Peak Hour Operation Intersection AM PM Drake/Yorkshire NB LT B D N8 RT/T A A SB LT C D SB RT/T A A EB LT A A WB LT A A Drake/Pasquinnel NB LT/T/RT A A SB LT/T/RT A C EB LT A A WB LT A A Drake/Overland Trail NB T/RT A A WB LT A A a • N p s/z-F2 1 �- I.97/307 jL I s/39 ,-- 12 /3 5 t ' 14 ► j 31 Col392 1/4 N. � zM WN oy 1991 PEAK HOUR TRA,F F l C �d �o 0 k— �T5 ~ Z v° 4— 141/3Co4 441138 t r DRAKE 3 &9 41N ZN AM/PM Z Y FIGURE I a L-7 r:::;F'F'Et-JCti I {� 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 lK �t****YIC�(Ik*�Ki 1cM 1c #JKMK�M�K +k �k �Ic ac �.**:R fK IK AtJK JIc aC*i�F ac#*#1ks X* �k*�K#�KX ��F #=*t#JK �R IK tJKs Mc* IDENTIFYING INFORMATION AVEkAGE RUNNING SPEED, MAJOR STREET .............. 30 PEAK HOUR FACTOR ................................. 1 AREA POPULATION .................................. 80000 NAME OF THE EAST/WEST STREET ..................... Drake NAME OF THE NORTH/SOU1H STREET ................... Flasquinnel NAME OF THE ANALYST .............................. mid DATE OF THE ANALYSIS (mm/dd/yy).................. 10/27/89 TIME PERIOD ANALYZED ............................. am W."r 1991 OTHER INFORMATION: INTERSECTION TYPE AND CONTROL -------------------------- ------------------------------ INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: EAST/WEST CONTROL TYPE NORTHBOUND: STOP SIGN CONTROL TYPE SOUTHBOUND: STOP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- EB WB NB SB ---- ---- ---- ---- LEFT 1 12 3 61 THRU 316 137 2 2 R16HT 1 12 31 NUMBER OF LANES AND LANE USAGE --------------------------------------------------------------------- EB WB NB SB ------- --------------- LANES 1 1 1 1 LANE USAGE LTR LTR CAPACITY AND LEVEL -OF -SERVICE Page-3 --------------------------------------------------------------------- POTEN- ACTUAL FLUW- TIAL MUVLMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS P M SH R SH ------- -------- --------- ------------ ----------- MINOR STREET NB LEFT 3 504 497 > 497 > 493 > A i THROUGH 2 5b5 560 > 726 56U > 686 557 >A A RIGHT 34 775 775 > 775 > 741 > A MINOR STREET SB LEFT 34 488 470 > 470 > 436 > A THROUGH 2 569 563 > 495 563 > 456 561 >A A RIGHT 3 950 950 > 950 > 947 > A MAJOR STREET EB LEFT 1 993 993 993 992 A WB LEFT 13 874 874 814 861 A f 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ********************XX*XWW***xs IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJUR STREEI.............. '30 PEAK HOUR FACTOR ................................. 1 AREA POPULATION .................................. 60000 NAME OF THE EAST/WEST STREET ..................... Drake NAME OF THE NURTH/SOUTH STREET ................... Pasquinnel NAME OF THE ANALYST .............................. mid DATE OF THE ANALYSIS (mm/dd/yy).................. IU/27/89 TIME PERIOD ANALYZED ............................. .?"t pm 1991 OTHER INFORMATION: INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTIUN: EAST/WLST CONTROL TYPE NORTHBOUND: STOP SIGN CONTROL TYPE SOUTHBUUND: S1UP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- EB WE, NB SB ---- ---- ---- ---- LEFT 4 35 2 21 THRU 392 307 2 2 RIGHT 4 35 C1 L NUMBER OF LANES AND LANE USAGE --------------------------------------------------------------------- EB WB NB 58 ----�-- LANES----�------�-- 1 LANE USAGE L I-' it; CAPACITY AND LEVEL -OF -SERVICE ---- 3 ------------------- ---------------------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH --------------- --------------------------------- --- MINOR STREET NB LEFT 2 322 310 THROUGH 2 379 367 RIGHT 23 705 705 MINOR STREET SB LEFT 23 320 303 THROUGH 2 368 :06 RIGHT 2 768 768 MAJOR STREET EB LEFT 4 850 850 WB LEFT 39 799 799 > 310 > 308 > B > 600 367 > 573 365 >A 8 > 705 > 682 > A > 303 > 280 > C > 323 376 > 296 374 >C B > 768 > 766 > A 850 6419 A 799 76 A 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET .............. 3U PEAK HOUR FACTOR ................................. 1 AREA POPULATION .................................. 80000 NAME OF THE EAST/WEST STREET ..................... Drake NAME OF THE NORTH/SOUTH SIREET................... Yorkshire NAME OF THE ANALYST .............................. mjd DATE OF THE ANALYSIS (mm/dd/yy).................. 10/27/89 TIME PERIOD ANALYZED ............................. an, _Q'Q. 1991 OTHER INFORMATION: INTERSECTION TYPE AND CONTROL INTERSECTION TYPE: 4-LE6 MAJOR STREET DIRECTION: EAST/WEST CONTROL TYPE NORTHBOUND: STOP SIGN CONTROL TYPE SUUTHBOUNU: STOP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- I I EB WB NB SB ---- ---- ---- ---- LEFT 3 44 13 66 THRU 369 141 2 2 RIGHT 6 25 121 7 NUMBER OF LANES AND LANE USAGE --------------------------------------------------------------------- EB WB N6 Z)6 LANES --- --------- --- 1 I 2 LANE USAGE L + llc L + IR CAPACITY AND LEVEL -OF -SERVICE Page-3 --------------------------------------------------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH ------------------------------------------------ --- MINOR STREET NB LEFT 14 429 410 410 396 8 THROUGH 2 491 472 > 472 > 470 > A RIGHT 133 725 725 > 719 725 > 584 592 >A A MINOR STREET SB LEFT 73 368 309 309 236 C THROUGH 2 497 479 > 479 > 476 > A RIGHT 8 939 939 > 774 939 > 764 931 >A A MAJOR STREET EB LEFT 3 990 990 990 987 A WB LEFT 48 819 819 819 770 A • 1985 HCM: UNSIGNALIZEU INTERSECTIONS Page-1 IDENTIFYING INFORMATION AVERAGE RUNNING SPEEU. MAJOR SIREET.............. 30 PEAK HOUR FACTOR ................................. 1 AREA POPULATION .................................. 80000 NAME OF THE EAST/WEST STREET ..................... Drake NAME OF THE NOR7H/SUU1H STREET ................... Yorkshire NAME OF THE ANALYST .............................. mJd DATE OF THE ANALYSIS (mm/dd/yy).................. 10/27/89 TIME PERIOD ANALYZED ............................. ew pm 1991 OTHER INFORMATION: INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: EAST/WEST CONTROL TYPE NORTHBOUND: STOP SIGN CONTROL TYPE SOUTHBOUND: STOP' SIGN TRAFFIC VOLUMES EB WB NB SB LEFT 8 138 8 44 THRU 412 364 2 2 RIGHT 14 75 82 5 NUMBER OF LANES AND LANE USAGE ----------------------------------------------------- EB WB NB 5B LANES ------- ------- ------- - 2 LANE USAGE L + lk L + IR CAPACITY AND LEVEL -OF -SERVICE Page-3 --------------------------------------------------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH ------------------------------------------------ --- MINOR STREET 9 NB LEFT 9 227 192 192 184 D THROUGH 2 269 230 > 230 > 228 > C RIGHT 90 686 686 > 655 686 > 563 596 >A A MINOR STREET SB LEFT 48 213 166 166 118 0 THROUGH 2 283 242 > 242 > 240 > C RIGHT 6 699 699 > 454 699 > 446 693 >A A MAJOR STREET EB LEFT 9 763 763 763 754 A WB LEFT 152 774 774 774 622 A