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HomeMy WebLinkAboutR-F SITE PLAN REVIEW FOR QUAIL HOLLOW - PRELIMINARY - 46-89C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSIMF ITEM NO. 12 MEETING DATE 12-18-89 STAFF Sherry Albertson —Clark City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Quail Hollow RF-Site Plan, Preliminary-#46-89C 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 RF Site Plan approval for 14 single family lots on 13 acres, located south of Drake Road, west of Overland Trail Road extended. The site is zoned R-F, Foothills Residential. RECOMMENDATION: Approval with conditions. EXECUTIVE SUMMARY: The applicant proposes 14 single family lots on this 13-acre site. The preliminary plan conforms with the R-F Zoning District requirements. Conditions of approval regarding the maximum number of lots, access to adjacent properties, street design standards, landscape plans, grading plans, site plan information and provision of a trail easement are being recommended. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. Ca 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Quail Hollow, RF Site Plan, Preliminary - #46-89C P & Z Meeting - December 18, 1989 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: FA-1; vacant (in unincorporated Larimer County) S: FA-1; vacant (in unincorporated Larimer County) E: R-L-P; vacant (proposed Quail Hollow Subdivision) W: FA-1; vacant (in unincorporated Larimer County) This site was annexed December 15, 1989 as the Quail Hollow Annexation and was zoned R-F, Foothills Residential. 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 site plan in the R-F Zoning District. Development in the R-F Zoning District may occur as a standard subdivision or through a "cluster development plan". A cluster development plan (or site plan) in the R-F Zoning District 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. Land uses permitted in the R-F Zone include single-family dwellings; public and private schools for elementary and high school education; public and non-profit quasi -public recreational uses as a principal use, churches; essential public utility and public service installations; group homes (subject to special review) and accessory buildings and uses. The gross residential density permitted in the R-F Zone is 1 DU/acre and the residential units are to be clustered in the portion designated on the plan for residential use at a density of 3-5 DU/acre (net residential density). The proposed net residential density is 3.02 DU/acre. The proposed site plan indicates a total of 14 lots on 13 acres, which exceeds the maximum permitted gross residential density. The applicant is in the process of securing additional land to the west, to add to this site. Staff is recommending a condition that a maximum of 13 lots be approved on the 13-acre site, unless the site is expanded to 14 acres at final. 0 • Quail Hollow, RF Site Plan, Preliminary - #46-89C P & Z Meeting - December 18, 1989 Page 3 3. Desian: Access to this site will be from an extension of Overland Trail, 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 conjunction with the final plans for Quail Hollow Subdivision, to the east of Overland Trail. In response to staff concerns regarding the potential for future access to the west and south of this property, the applicant has provided a schematic circulation plan to address access. This plan shows a potential local street circulation system to provide access to the properties lying west and south of this site. Two points of temporary access are indicated to serve the property immediately to the west. Staff is recommending a condition that access to the properties to the west and south be resolved prior to final review, so that these adjacent properties retain adequate access for future potential development. The southern access street into this site (Brendan Court) does not meet City street design standards. Staff is recommending a condition that City street standards be met, or variances be obtained for non-standard street designs. A preliminary landscape plan has been provided, to indicate streetscape intent along Overland Trail and in the open space areas. The applicant has indicated an interest in emphasizing the use of native plant materials. Staff is recommending a condition that final landscape plans be submitted which address landscaping and fencing. There is an environmentally sensitive area located in the central area of the proposed development. This area will be preserved and native vegetation will be used to enhance the open space. 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 Division. The foothills provide unique design constraints, related to the topography of the area. One of the zoning requirements addresses minimizing the amount of grading and filling. Staff is recommending a condition that final utility plans include grading plans so that further review and analysis of proposed grading and filling can be done. 4. R-F Zoning Requirements: There are a number of other requirements for site plans in the R-F Zone. These requirements are as follows: - No elevation of any building built on a lot shall extend above the 5,250' elevation; - Building envelopes are identified on the site plan, with the minimum area of lot, minimum width of lot, minimum front, rear and side yard requirements conforming to the R-L, Low Density Residential District requirements and subdivision requirements; Quail Hollow, RF Site Plan, Preliminary - #46-89C P & Z Meeting - December 18, 1989 Page 4 - The layout of lots are designed to conform to terrain and are located so that grading and filling are kept to a minimum. Natural features such as drainage swales, rock outcroppings and slopes are retained; - Adequate utility services can be provided to the property; - The site plan is designed to minimize the aesthetic impact upon the view of the foothills as well as the view from the foothills; - The site plan takes into account the unique micro -climate of the foothills so that building envelopes are selected and individual structures will be built for protection from high winds and to function with maximum conservation of energy; - The plan shows consideration for wildlife habitats by leaving open large single blocks of land; - The plan addresses compatibility with existing and planned uses on adjacent public and private property. Buffering of incompatible uses will be required through landscaping and/or site design and public access through the plan must be provided to public recreational areas; - If farm animals are intended to be allowed within the area, the plan must indicate the portions of the area reserved for the keeping of farm animals and the mitigation efforts used to buffer these areas from surrounding uses. A note has been placed on the site plan limiting maximum building height to 36' and that elevation 5250' will not be exceeded. Building envelopes have not been identified on the site plan, nor has information regarding minimum lot size, width, etc. been provided. Staff is recommending a condition that building envelopes and adequate information to verify minimum lot size, width, etc. be provided on the final site plan. Adequate utility services are available to serve this site. The overall site design appears to take into consideration the unique terrain of the area. Provision of a grading plan (as per condition) will provide additional informa- tion to verify the extent of grading and filling intended. Lots have been clustered to minimize the visual impact on the foothills. The environmentally sensitive area in the center of the site is being preserved and will link with other open space areas on the site. Ownership and maintenance responsibility of this area will be identified on the final plans. The southwest corner of this site meets the northern -most tip of the City - owned Pine Ridge Open Space. The Parks and Recreation Department is inter- ested in securing a trail easement through this site, to link the Pine Ridge area with the proposed neighborhood park on the eastern edge of Quail Hollow Subdivision. Staff is recommending a condition that a trail easement through the southern portion of this site be provided on the final plans. • 0 Quail Hollow, RF Site Plan, Preliminary - #46-89C P & Z Meeting - December 18, 1989 Page 5 5. Neighborhood Compatibility: No neighborhood meeting was held on this proposal, since the proposed use is consistent with the existing development of Quail Hollow PUD and the pro- posed single family lots are permitted uses in the R-F Zoning District. RECOMMENDATION This proposal is in compliance with the R-F Foothills Residential District requirements (subject to the recommended conditions). Therefore, staff recommends approval of the Quail Hollow RF Site Plan, Preliminary - #46-89C with the following conditions: 1. A maximum of 13 lots be approved on the 13-acre site, unless the site is expanded to 14-acres at final. 2. Access to the properties to the west and south be resolved prior to final review. 3. City street standards be met, or variances be obtained for non-standard street designs. 4. Final landscape plans be submitted to address landscaping and fencing. 5. Final utility plans include grading plans. 6. Building envelopes and adequate information to verify minimum lot size, width, etc. be provided on the final site plan. 7. A trail easement through the southern portion of this site be provided on the final plans. ITEM QUAIL HOLLOW RF SITE PLAN REVIEW. NUMBER 46-89C 0 • - a 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. i ENVIRONMENTALLY SENSITIVE AREAS OPEN SPACE 0If TRACT � c 00 / /O 7TH ILING - \ 2 / \\ 4 a 1 12 / 3 10 \ b I \ wnlutT) eaAP O � � 111 ■ �xJ;,�r.�,�.�.��!:�wn�r� �,arsr�ur�ie: I � phi 7 co dG (:) O- � I 6 SITE--_ 0 6— (I L LAND USE BREAKDOWN PLANT HEY 101 — — 101 — —1 eo.rod.,un went i QUAIL HOLLOW PRELIMINARY R-E CLUSTER PLAN AU GO F,U—E:-D:11999\ZQGMX ® PROJECT NO. 3084 _W 1'.6o. OATE OF PREPARATION:-11,23-89 QUAIL HOLLOW CLUSTER DEVELOPMENT AREA LAND USE BREAKDOWN ' Area Net Residential Gross Dwelling Units Single Family Total Units Density Net Residential Gross Coverage Buildings Street R.O.W. Parking 8 Drives Open Space Total Open Space Floor Area Residential 187,150 sq. ft. 4.30 acres 596,350 sq. ft. 13.69 acres 13 13 3.03 d.u./ac. 0.95 d.u./ac. 50,000 sq. ft. 8.38 % 150,000 sq. ft. 25.15 % 15,000 sq. ft. 2.52 % Common 259,200 sq. ft. 43.46 % Private 122,150 sq. ft. 20.48 % 381,350 sq. ft. 63.95 % 65,000 sq. ft. Parking Provided Garages 26 spaces Total Vehicles 26 spaces *Note: Garages and/or driveways will accomodate Handicapped, Motorcycle, and Bicycle parking Max. Building Height 36 feet [NOT TO EXCEED ELEVATION 52501 Setbacks Front 20 feet Side 5 feet Corner Side 15 feet Rear 15 feet Minimum Lot Size 11,000 sq. ft. * NOTE: AREA MAY BE INCREASED TO 14.0 ACRES OR MORE WITH FINAL PLANS TOTAL UNITS MAY THEN BE INCREASED TO 14 2.00/ unit urban design, inc. QUAIL HOLLOW R-F CLUSTER DEVELOPMENT STATEMENT OF PLANNING OBJECTIVES The Cluster Development area at Quail Hollow is proposed as a large lot single family residential development on Overland Trail south of Drake Road. The project-s primary objective is complement the existing high quality neighborhood at Quail Hollow and form a transition to the foothills open space and future low density development to the west. The plan is consistent with adopted City policies regarding cluster development adjacent to the foothills, and other land use policies concerning: - The location of lower density residential development which is close to employment, recreation, and shopping facilities. - Efficient utilization of the existing and proposed street and utility system. - Logical transitions between residential densities and various intensities of non-residential land uses. - To promote, preserve and enhance the natural landscape by use of native and/or draught tolerant plants and grasses. Quail Hollow's location makes it an appropriate site to form a transition between the more traditional urban landscape treatments found to the east, and the adjacent foothills. The landscape treatment of the project is being planned in harmony with the area. The environmentally sensitive area in the center of the RF area will be preserved with minimal impact on its natural state. The maximum existing elevation on the site is 5192; well below the maximum building elevation of 5250 specified for the RF zone. As indicated on the Preliminary 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. The lots 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 s.treetscape 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. It is the continuing goal of the applicants to develop an economically viable, high quality, living environment at Quail Hollow.