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HomeMy WebLinkAboutBURNS RANCH AT QUAIL RIDGE RF CLUSTER PLAN AND RF SUBDIVISION REVIEW - 23-90B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2 MEETING DATE 4/1/91 STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Burns Ranch at Quail Ridge RF-Cluster Site Plan and RF- Subdivision Plat Review, Preliminary - #23-90B APPLICANT: Eldon Ward c/o Cityscape Urban Design, Inc. 3030 S. College Ave., Suite 200 Fort Collins, CO 80525 OWNER: Rex Burns 2837 S. Overland Trail Fort Collins, CO 80526 PROJECT DESCRIPTION: A request for preliminary approval of an RF Cluster Plan consisting of 32 single family lots on 34.55 acres and an RF Subdivision Plan consisting of 4 large single family lots on 10.50 acres, located south of Drake and west of Overland Trail. RECOMMENDATION: Staff recommends approval of the preliminary plans. EXECUTIVE SUMMARY: The applicant is proposing a total of 36 single family lots on the 45.05 acres known as Burns Ranch. The preliminary plan conforms to the R-F, Foothills Residential Zoning District requirements. The preliminary plan consists of two related plans: one is for an RF Cluster Plan for 32 single family lots on 34.55 acres. The other plan is an RF Subdivision Plat for 4 large single family lots on 10.50 acres. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT PLANT LIST EXISTING PLANTS LAND USE BREAKDOWN CLUSTER MEN WMRAL NOTES t= 14 12 2 VLT. 9- e1PHA8 21 7 15 1 '2 q .RWRw RRt..v" 5 7 1 3 1 4 OWNER'S SIGNATURE BLOCK CITY SIGNATURE BLOCK LFGAL DIESCRIIISTION n -nmry 43, uv WAR. HOLLOW SITE FUTURE 111 "-'7,\- )% 17 13 -J, yi BURNS RANCH at QUAL R 063N E - RE -FOOTHILLS A= RIL �"Tl RMMI . .1 RESIDENTIAL 2=04; I.-O-ST CLUSTER PLAN 1 w 2 SUMMARY The following are QUESTIONS, CONCERNS, and RESPONSES expressed at a Neighborhood Meeting for Burns Ranch at Quail Ridge. The applicant is proposing to plat 36 single family homes on 45.6 acres located west of Overland Trail (extended) and south of Drake Road. Thirty-two of these units would be clustered on 16.6 acres and 4 of the units would be on large lots (minimum size of 2.29 acres) with the remaining 26 acres devoted to open space. MEETING PLACE: Olander Elementary School MEETING DATE: October 24, 1990 MEETING TIME: 7:00 p.m. CITY PLANNER: Kirsten A. Whetstone 1. What is a cluster plan and is it similar to a PUD? RESPONSE: Upon annexation this property will be zoned RF, Foothills Residential. This zoning district is for low density residential areas located near the Foothills. Lots in this zone must be a minimum of 2.29 acres in size or the area may be developed as a Cluster Development Plan. A Cluster Plan requires special review by the Planning and Zoning Board similar to a PUD. A Cluster Plan may vary the requirements of the RF Subdivision providing that some basic regulations are enforced. Lot size can be varied by clustering the units at a density of 3 to 5 units/acre on the developed area with the remaining area to remain as open space, but the overall density must remain at 1 unit/acre.: Minimum lot area and width and minimum front, side and rear yard setbacks must conform to the requirements established in the R-L, low density residential zoning district. Generally the Cluster Plan is designed to minimize the aesthetic impact of development on the foothills and the view of the foothills. The Foothills area is a unique area and the Cluster Plan Is a way to handle development in this area to see that it conforms to the existing terrain and natural features such as drainage swales, slopes, and rock outcroppings, to take into consideration wildlife habitats and the unique micro -climate of the foothills, and to address compatibility with existing and planned uses on adjacent public and private property. 2. Are the setbacks different from a PUD, say from the PUD for Quail Hollow? RESPONSE: The setbacks for the R-F zone relate back to the setbacks established for the R-L zone and are specific minimums. Setbacks for a PUD tend to be more flexible, sometimes more or less than for the particular zone the property is in, depending on the site design. The PUD handles setback issues with the various criteria which a development plan must meet to gain approval, such as privacy, 3. Where are the large overhead power lines located? Are there any plans to relocate or underground those lines? RESPONSE: The Western Area Power Authority power li.nes are located in a corridor Approximately 75 feet wide located about 25 to 30 feet west of the eastern property line. There are no plans to relocate or underground these lines. All power lines for the proposed development would be undergrounded. 4. Where is the western boundary of this property, does it go to the ridge? RESPONSE: The western boundary is over the ridge and down the back slope but it does not go all the way down to the Dixon Reservoir. 5. Did I hear you say something about the location of lots being constrained by the Water table? RESPONSE: The constraint is not water table but water pressure. The City Water Utility has stated that they can not provide adequate water pressure to any fixture located above the 5200' elevation line. The applicant indicated that they are still doing some negotiating with District Water as well as the City on this issue. 6. Does this proposal include all of the Burns property and does the south property line meet up with the south property line of the Quail Hollow 4th Filing? Where is the Whitman property in relation to this proposal? RESPONSE: Yes, this proposal incorporates all of the Burns property in this area. 'The south property line meets up with the south property line of Quail Hollow 4th. The north property line of the Whitman property meets the Burns property at the southeast corner of the Burns property. 7. Will access to the Ditch which runs across the property be blocked? RESPONSE: No, the ditch will remain in the designated open space areas and will be left in its natural state. The open space areas will be dedicated as public open space areas. 0 HPOesk Local Print for Kirsten WHETSTONE Start of Item 1. Message. Subject: TO GID OR NOT TO GID Sender: Mary CRUMBAKER-SMITH / CFC/01 TO: Kirsten WHETSTONE / CFC52/01 Part. 1. FROM: Mary CRUMBAKER-SMITH / CFC/01 TO: DISTRIBUTION Part 2. Dated: 02/13/91 at 1108, Contents: 2. Well, I did a little further reading on the City GID statutes. A GID can be created to fund the installation and construction of public improvements (including water systems) and to fund operating costs OF THE DISTRICT'S IMPROVEMENTS. One thing we didn't address yesterday is whether Mr. Burns proposed to donate the improvements to the District. This is important because there is no statutory authorization for a GID to fund operating costs of improvements which do not belong to the District. I have checked this conclusion with outside counsel, Loring Harkness, who agrees. In short, all property must be located within the City limits and the improvements must be acquired by the District in order for a GID to be used in the manner which has been proposed. (After all, it's an IMPROVEMENT district, not just an OPERATING district.) Secondly, I did take a quick look at the statutes pertaining to the County. Apparently, in a telephone conversation with Alan yesterday, Mr. Burns has already concluded that a county cannot create a public improvement district for this purpose. Section 31- 20-S01 and ff., C.R.S., is the County Public Improvement District Act. It cannot be used for "water and sewer treatment systems, facilities, and distribution lines." Counties do have authority, in general, to operate and maintain water facilities within and without the county under Section 30-20- 401 and ff., C.R.S. This authority goes to the county as a whole.. No "district" creation is contemplated. End of Item 1. DOMESTIC WATER SUPPLY PLAN for Foothills Service Zone Presented to Fort Collins —Loveland Water District January 1991 Rex. A. Burns, P.E. WATER SUPPLY PLAN The following is a domestic water supply plan for a study area ("Study Area") located in the western part of the City of Fart Collins, Colorado. The Study Area is bounded on the south by County Road 42C, on the East by South Overland Trail and South Overland Trail extended, and on the North by County Road 42C, and on the South by County Road 38E. The Study Area covers parts of Sections 20, 21, 28, 29, 32, and 33, Township 7 North, Range 69 West of the 6th PM; Larimer County, Colorado. Based on agreements between water suppliers, the southerly part of this area, south of the boundary line between Sections 29 and 32 is currently within the Service Area of the Fort Collins —Loveland Water District ("District'), and the remaining northerly portion of the area is within the City of Fort Collins Service Area. Due to pressure limitations within their system, the City of Fort Collins is not able to provide service to that -part of the Study Area which is within the City Service Area. City officials have therefore agreed to amend the existing service agreement between the two entities if die District will agree to provide service to the entire Study Area. The District Board at Weir meeting of December 19, 1990, determined that they would consider providing District water service to the Study Area provided that developers put together a plan for improvements necessary to provide adequate service to the entire Study Area The plan must provide for sufficient water to meet fire flows in addition to the normal requirements for dwelling units to be constructed atbuildout. The plan must be consistent. with Standards and Specifications for District facilities, and it must provide for funding of both the initial construction of facilities and We ongoing operation and maintenance of the facilities. Water Supply Requirements The area proposed for service is proposed for inclusion n the RF—Foothills Zoning District (RF Zone) upon annexation by the City of Fart Collins. The RF Zone was approved by the City of Fart Collins.in 1986 as a buffer between the more densely developed lower areas east of Overland Trail at Overland Trail extended and the open public lands at higher elevations to the west. Allowable uses in the RF Zone ate 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; single family homes. residential accessory uses. and group. homes (subject to special review). Dever 'the RB Zone is Ho"! to ap-avatsfl density o€ ow nit per axe: The Zone provides for a cluster plan alternative wherein lots would be clustered at a density of 3=5 dwelling units per acre or convemimnal.suMvision, with a2.29 &M minimum lot size. Under the cluster development option the undeveloped portion of the property would be dedicated to the City of Fort Collins as open space. The entire Study Area consists of approunately grad" It is therefore anticipated that about 252 ait>& fourily-u nks will eventually be consorted within the Study Area, based on the requirements of the RF Zone. Maximum height of strumures within the RF Zan is.hrmted to 5.250 feet -above mean sea level (M;S.I.:). Due to existing pressure limitations, the City of Fort Collins Water system is limited to supply of water to areas i beneath a ground elevation of approximately Silo fen MS:ic. Service to areas higher than that elevation would result in pressures below the minimum acceptable for City of Fort Collins water users. The District Master Pisa states that pressure must be at or above 30 pounds Per square mch (psl) for Wool site service. The Poudce Fire Authority in a memo from Warren Jones dated June 26. 1990, determined that minimum fire flow requirements would be SM Win with adequate residual Pam, if residential fire sprinkler systems wee utilized. An acceptable level of service for the Study Area would therefore require that, during periods Of Peak demand Plus afire floss of 500 gpm, r I up to an elevation of 5,235 feet MS.L within the Study Area must meet or emceed 30 psi Existing DlsMct System A map of the existing. District System in and near the Study Area is shown on Exhibit 1. The source of wales for the System is Hoisetouth Reservoir. The water treatment facilities for water from the Resevoir are located at the Soldier Canyon outlet from the reservoir near Soldier Canyon Dam. Treated water is transmitted east along LaPorte Avenue and south along Overland Trail in a 22" tansmisisiou line to a PUMP -storage facility located about one quarter Mile north of West Prospect Street. The PUMP age facility Pumps water to a one million gallon storage tank located at elevation 5,327 hLS.L. A 20 inch water transmission line flows south from the pump --storage facility to the intersection of Overland Trail and West Prospect Street. At that intersection, the flow is divided into two 18" transmission lines, one of which continues south along Overland Trail to the intersection of Drake Road and Overland Trail. The other 18" line follows Prospect Sleet east them Taft Hill Road south. The two 18" inch lines join near the more northerly intersection of Taft Will Road and Horsetooth Road Feasibility Study A hydraulic study of the District System was conducted by RBD Inc. to determine the feasibility of supplying service to the Study Area. The results of that study are included id-Appaidix A to this report RBD Engineers.deterrmined that with construction of certain improvements to ensure adequate service dieing times of peak demand. District service to the Study Area is feasible. Exhibit shows the improvements recommended by RBD Engineers. The City of Fort Collins constructed a 60 inch westsiae waterttaasmission line in 1987 for the purpose of transporting treated water from facilities in the area of its Soldier Canyon Treatment Works to developing am that are currently in the southeast part of the City of Fort. Coll ms. That dine was constructed with excess amity to allow transport of water by the District to a paint new the Mare northerly intersection of Taft Hill Road and Haesetooth Road The District and the City of Fort Collins have agreed on a cost sharing arrangement for transport of District water through that system. Actual use of the system by the District will depend on cons avaion of certain additional facilities by the District The District Master Plait states that the pump storage system located along 2 Overland Trail will be taken, out of service or isolated from the remainder of the system once alternative facilities are available for the -transport of water south from the -Soldier Canyon treatment facilities The purpose of this is to avoid costs_ associate(with placing unnecessarily.high pressures by pumping on Pam of the District System which do not regnire high pressures: Construction of the recommended improvements set forth by RBD Engineers will allow the District to establish a.Foothills Pressure Zone which can be isolated from the rest of that system. Funding Plan This funding plan provides for funding of both costs of consauction of the improvements, as well as operation and naintem of the improvements. Costs of system improvements needed to serve the Study Area will include, in addition to the cost of convtruuction, the cost of engineering design and layout for constnxtion. Costs of operation and. maintenance of the system will include the cost of pumping required to provide adequate service to the Study Area Funding the Cost of Construetioa The total cost of construction of all improvements necessary to ensure adequate service including fire flow dig PMiods of Peak demand to the entire Study. Area is estimated by RBD Inc. to be $2801000. ;It is proposed that this total cost be shared equally among all benefiting properties on a per lot basis. That is, the total cost of constructimg the improvements will be divided by the number of lots expected to be constructed within the Study Area, to derive a cost per lot. This will become a per lot fee to be paid for each lot benefiting from the constriction of the improvements. Since it is estimated that the total area will eventually be platy into252 lots. the cost of improvements for each lot would therefore be $1,111.11. Each individual development will construct those improvements required to serve the individual development. if the cost of the improvements is leess than the total per lot fees to be paid by the individual development, the developer will be given credit for the line -extensions toward the total per lot fees to be paid by the individual development. The developer will then pay to the District the mining balance of the per lot foes for each lot (in addition to the normal plant investment fee) at the time of Payment of the plant investment fee for each lot If, however, the cost of the lineextensions is greater than the total Per lot fees to be paid, then the District will repay the developer for the. cost of facilities beyond his pro --rats share. The line extension costs which will be given credit toward payment of the per lot fees would.ind, only the cost of extending mains as inclined in the plan for improvements proposed herein, and will not inch,& the roosts of extending individual mains or service lines through individual developments. Those system improvements requited by the District to provide adequate service as defined herein, which are not required and would thus not be constructed by any individual development will be constructed by the District as needed and when needed for the District to provide proper service. Funding Operation and Maintenance Several options were studied for funding of operation and maintenance of the proposed system. These include. service foes, fmnmdon of homeowner's associations, and formation of a general improvement district (GID) by the City of Fort Collins. Service foes are the traditional way of paying for the costs of operatic and maintenance of utility systems. They have the advantage of being directly tied to water usage with the mechanics of collection already in place tlr�ouSh the normal District billing process. Tbey have the disadvantage that customers.may not be understanding of the additional costs of providing service to unique foothills areas when they compare their monthly costs to other customers living in areas where pumping is not required. The use of homeowner's associations has bew undertaker for similar situations at nearby locations. Homeowners associations have the disadvantage of lacking professional administration. and the problem of enforcement of neighbor against neighbor for those who do not pay is not always effective. Homeowner's associations may not be an appropriate vehicle for funding where several separate developments are anticipated. A GID which would provide funding by assessing a mill levy against red Property values within district boundaries would be -an effective means of collecting finding for the costs of acquisition and operation of system improvements. The use of property taxes would have the advantage that homeowners could, under existing taxation laws, deduct from their income property general taxes paid to a Improvement district,. whereas service fees or fees paid to a homeowner's association would not be deductible. Section 22-16 of the Code of the City of Fat Collins provides for the creation of GIDS.for the acquisition and operation of public improvements. The Code states that: "....it is the purpose of this Article to provide greaterflexibi[ity in the methods of creating such districts and constricting such improvements and for payment of the same to achieve the most efficient and equitable means as possible. This Article shall be broadly construed to accomplishthesepurposes" The procedure for creation of a general improvement district is that defined by Colorado Revised Statutes at CRS 31-25-Wi et seq. The legislature has apparently foreseen the possibility that a municipality might turn to an outside entity for provision of a basic service where municipal facilities are either unavailable or not sufficient, and the stanrte provides that a district may be formed where there is no conflict with existing or proposed facilities of the municipality. The GID would contract with the District to provide all nectuary operation and maintenance ofthe facilities. The GID world then turn all its revenues over to the District as payment for the cost of operation and maintenance services. The District would require, as a condition of providing water service for properties within the study area, that Property owners consent to inclusion in the GID. The GID budget and associated mill levy would be set annually by the City upon the recommendation of the District. Tbe yearly costs of Pumping Wx=Ued with water supply for 252 dwelling writs n estimated to be about This is based on the anticipated average demand per dweftg.unit and the hydraulic conditions at the Overland Tmil pumping Phmt The annualized cost of depreciation of the purnping system is estimated to be 4 0 • $12,400, and the annual cost of admiiustiatign is estimated at $2.000. The total annualized cost of operation for the sysem is thus estimated to be $19,400. The grill levy estimated to be required to find this cost at buildout (252 houses) is 3.53 mills. The annual taxes paid by the owner of a $150.000 home for operation and maintenance of the foothills pressure zone system would thus be $79.43. • Burns Ranch at Quail Ridge Review - Preliminary, #23-90 April 1, 1991 P & Z Meeting Page 2 COMMENTS: 1. Background• - RF Subdivision and RF Cluster Plan The surrounding zoning and land uses are as follows: N: FA-1; vacant (unincorporated Larimer County), S: R-F; Foothills Residential; Pine Ridge Open Space (City of Fort Collins), E: R-F; Foothills Residential; Quail Hollow 7th RF Site Plan (approved preliminary), W: FA-1; Dixon Reservoir (unincorporated Larimer County), R-F; Pine Ridge Open Space (City of Fort Collins) First reading of the Zoning and Annexation petition for this site, known as the Burns Annexation and Zoning, was heard and adopted by City Council on July 17, 1990. Second reading of the Burns Annexation and Zoning was approved by City Council on March 19, 1991. The zoning is R-F, Foothills Residential. There is no PUD condition on the zoning of this site and PUD's are not allowed in this zoning district. There are presently 3 existing single family homes on this site. These homes are included in the proposed 36 single family lots. 2. Land Use• This request is for preliminary approval of a cluster plan and a subdivision plat in the R-F Zoning District. Development in the R- F Zoning District may occur as a standard subdivision with a minimum lot size of 2.29 acres or through a "cluster development plan". A cluster development plan in the R-F Zoning District is intended to preserve the scenic quality of the foothills and to insure that development 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 and limiting the overall density; preserving and dedicating to the public, large open spaces of land; limitations on the elevation of new structures; designing structures and landscaped areas to conform to the 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. RBD, INC. ENGINEERING CONSULTANTS 2900 South College Ave. Fort Collins, CO 80525 303/226-4955 FAX 226-4971 TO: Res A. Burns - A 2 8 91 2837 Overland Trail Fort Collins, Colorado 80526 TPANMC TTAL LETTER DATE: January 28. 1991 PROJECT: Water Feasibility Study for Foothills Service Zone PROJECT NOt 394-002 We are transmitting herewith: FEASIBILITY STUDY FOR FOOTHILLS SERVICE ZONE - Dated January 28, 1991 This report documents results of the feasibility study for supplying domestic water service to the Foothills Zone from the Fort Collins - Loveland Water District system. The study was conducted in response to your request and utilized computer modeling of the water distribution system on KYPIPE, a popular pipe network analysis software package. We appreciate this opportunity to provide engineering services to you and would be happy to assist in presenting results of the study to the Fort Collins - Loveland Water District. . Received By: Date: Copies To: very Truly Yours, file 394-002A RBD, INC. Rodger G. Hosier, P.E. FEASIBILITY STUDY FOR FOOTHILLS SERVICE ZONE Prepared by c RBD, Inc. Rodger G. Hosier, P.E. January 28, 1991 INTRODUCTION: RBD Inc. was engaged by Rex A. Burns to develop a. feasibility study for supply of domestic water by the Fort Collins Loveland Water district (FC-L District) to an area southwest of Fort Collins identified as "Foothills Service Zone". The purposes of this study were to: 1. Investigate the feasibility of providing domestic water service to the proposed "Foothills Service Zone". 2. Determine the impact on the existing FC-L District System resulting from supplying service to up to 252 new dwelling units in the proposed "Foothills Service Zone". 3. Determine recommended improvements to the FC-L District System needed to provide adequate service to the ".Foothills Service Zone" up to a fixture elevation of 9235 feet and develop an opinion of probable cost for the proposed improvements. HYDRAULIC STUDY A hydraulic study of the existing District System was conducted to determine baseline hydraulic conditions prior to studying the effect of additional units in the study area. The District staff supplied the following information which was used as a basis for development of a computer hydraulic model of the District System. 1. Pump curves for the existing Overland Trail Pump Station. 2. Average daily water use for the District is 0.6 gallons per minute (GPM) per dwelling unit. Peak Day Water Usage is 1.6 on per dwelling unit. Total Peak Day demand of the FC-L District is 6270 gpm. 3. Water surface elevation at the LaPorte Avenue Treatment Plant is 5,221 feet. Water surface elevation at the Overland Trail storage tank is 5327 feet. 4. Hazen -Williams pipe roughness coefficient is 140. 5. The District Master Plan requires a 12" minimum pipe size along section lines. Warren Jones of the Poudre Fire Authority, in a memo dated. June 26, .9 1 1990 defined fire flow requirements to be 500 gpm with adequate residual pressure, if residential fire sprinkler systems were utilized. FINDINGS: RBD, Inc. believes that the results of our study support a conclusion that adequate service to the proposed Foothills Service zone from the FC-L District System is feasible. Supply of adequate service to all parts of the proposed "Foothills Service Area" during times of peak demand would require certain improvements to the existing District System. The addition of up to 252 dwelling units and a 500 gpm fire flow demand was found to have only minor impacts on the existing FC-L District System under all conditions modeled. The accompanying computer printouts show that resulting pressures at elevation 5235 feet will be above the minimum 30 psi pressure recommended in the FC-L District Master Plan for all conditions except fire flow. Under fire flow conditions the residual pressure At all points will still be above the normally recognized minimum acceptable pressure of 20 psi. IMPROVEMENTS: RBD recommends construction of the following improvements to the existing District System to ensure adequate service to foothills Service Zone customers during times of peak demand: 1. Pressures within the proposed Foothills Zone were found to b acceptable up to elevation 5235 under all conditions except the combination of maximum demands occurring while the pumps were off. Under this condition, the capacity of the 16 inch line from the million gallon storage tank is insufficient to adequately convey the total demand. Pressure at elevation 5235 would fall to near zero. Control modifications at the Overland Trail pump station are, therefore, needed to turn pumps on one at a time as necessary whenever pump discharge pressure drops below approximately 85 psi. 2. Construction of a 12 inch diameter line which would run parallel to the existing 20 inch lime between Prospect Street and.the existing pump station along Overland Trail is recommended. This would allow establishment of a foothills pressure zone which could be isolated -from the remainder of the FC-L System. Other areas currently served by the District would then be served without unnecessary pumping, consistent with the recommendations of the FC-L Water District Master Plan. Emergency flow would still be available from the pump -storage facility to supply downstream demand through a normally closed pressure reducing valve. 3. A 12 inch Foothills Zone Water Tr-ansmisson.Lne would be constructed South along the alignment of South Overland Trail and South Overland Trail Extended from the corner of Drake Road and Overland Trail. OPINION OF PROBABLE COST OF IMPROVEMENTS TO THE EXISTING FC-L DISTRICT SYSTEM: 1. 2. 3. Pump Control Modifications Parallel 12 inch line in Overland Trail (1700 LF) 12 inch line extension South of Drake (5300 LF) Construction + 25% Engineering and Contingencies Total Construction + 25% Engineering and Contingencies Total Construction + 25% Engineering and Contingencies Total Grand Total Say $ 4,500 S 1,100 $ 5,600 $ 56,500 S 14.100 $ 70,600 $163,300 S 40,800 $204,100 $280,300 $280,000 KEY TO RESULTS OF HYDRAULIC ANALYSES r CONDITIONS MODELED are described by the three line underlined title appearing near the middle of each page of computer printout JUNCTION NUMBERS shown on the following computer printouts refer to the following locations: NUMBER LOCATION 3 Discharge side of existing pump station along Overland Trail 6 Intersection of Overland Trail and Drake 10 Intersection of Horsetooth and Taft Hill 13 Location in northern portion of proposed Burns Ranch at Quail Ridge 15 Highest :service .location, in proposed Burns Ranch at Quail Ridge 16 Location in southern portion of proposed Burns Ranch at Quail Ridge PIPE NUMBERS shown on the following computer printouts refer to the. following locations: NUMBER LOCATION 1 Pipe leaving the existing treatment plant site 3 Suction pipe supplying the existing pump station 4 Pipe connecting ,the one million gallon storage tank to the existing Overland Trail pipeline OTHERS Lines closed to simulate separations between systems or to simulate phasing of pipeline construction DATE = 01/24/91 JOB NAME = 394-002 FLOWRATE IS EXPRESSED IN GPM AND PRESSURE IN PSIG PAGE NO. 1 OUTPUT SELECTION: THE FOLLOWING RESULTS ARE OUTPUT RESULTS ARE OUTPUT FOR ALL PIPES WITH PUMPS - CLOSED PIPES ARE NOTED RESULTS ARE OUTPUT FOR THE FOLLOWING JUNCTION NODES : 3 6 10 THIS SYSTEM HAS 12 PIPES WITH 10 JUNCTIONS , 1 LOOPS AND 2 FGNS THE RESULTS ARE OBTAINED AFTER 2 TRIALS WITH AN ACCURACY = .00188 FORT COLLINS - LOVELAND WATER DISTRICT SYSTEM EXISTING CONDITIONS WITHOUT BURNS RANCH AVERAGE DAY FLOW - PUMPS OFF PIPE NO. NODE NOS. FLOWRATE HEAD LOSS PUMP HEAD MINOR LOSS VELOCITY HL/1 LINE I IS CLOSED JUNCTION NUMBER DEMAND GRADE LINE ELEVATION PRESSURE 3 .00 5315.55 5110.00 89.07 6 .00 5311.09 5144.00 72.40 10 2350.00 5306.85 5127.00 7`7.994 THE NET SYSTEM DEMAND = 2350.00 SUMMARY OF INFLOWS(+) AND OUTFLOWS(-) FROM FIXED GRADE NODES PIPE NUMBER FLOWRATE 1 .00 4 2350.00 THE NET FLOW INTO THE SYSTEM FROM FIXED GRADE NODES = 2350.00 THE NET FLOW OUT OF THE SYSTEM INTO FIXED GRADE NODES = .00 DATE 01/24/91 JOB NAME = 394-002 dFLOWRATE IS EXPRESSED IN GPM AND PRESSURE IN PSIG PAGE NO. 1 OUTPUT SELECTION: THE FOLLOWING RESULTS ARE OUTPUT RESULTS ARE OUTPUT FOR ALL PIPES WITH PUMPS - CLOSED PIPES ARE NOTED RESULTS ARE OUTPUT FOR THE FOLLOWING JUNCTION NODES : 3 6 10 aTHIS SYSTEM HAS 12 PIPES WITH 10 JUNCTIONS . 1 LOOPS AND 2 FGNS dTHE RESULTS ARE OBTAINED AFTER 3 TRIALS WITH AN ACCURACY .00001 FORT COLLINS - LOVELAND WATER DISTRICT SYSTEM EXISTING CONDITIONS WITHOUT BURNS RANCH PEAK DAY FLOW - PUMPS ON PIPE NO. NODE NOS. 3 2 3 FLOWRATE HEAD LOSS.PUMP HEAD MINOR LOSS VELOCITY HL/100( 6154.99 6.49 156.59 .00 6.29 5.32 JUNCTION NUMBER DEMAND GRADE LINE ELEVATION PRESSURE 3 .00 5326.96 5110.00 94.01 6 .00 5299.48 5144.00 67.38 10- 6270.00 5273.41 5127.00 63�� THE NET SYSTEM DEMAND = 6270.00 SUMMARY OF INFLOWS(+) AND OUTFLOWS(-) FROM FIXED GRADE NODES PIPE NUMBER FLOWRATE 1 6154.99 4 115.02 THE NET FLOW INTO THE SYSTEM FROM FIXED GRADE NODES = 6270.01 THE NET FLOW OUT OF THE SYSTEM INTO FIXED GRADE NODES.= .00 DATE = 01/24/91 JOB NAME = 394-002 FLOWRATE IS EXPRESSED IN GPM AND PRESSURE IN PSIG PAGE NO. 1 OUTPUT SELECTION: THE FOLLOWING RESULTS ARE OUTPUT RESULTS ARE OUTPUT FOR ALL PIPES WITH PUMPS - CLOSED PIPES ARE NOTED RESULTS ARE OUTPUT FOR THE FOLLOWING JUNCTION NODES 3 6 10 THIS SYSTEM HAS 12 PIPES WITH 10 JUNCTIONS , 1 LOOPS AND 2 FGNS THE RESULTS ARE OBTAINED AFTER 2 TRIALS WITH AN ACCURACY .00001 FORT COLLINS - LOVELAND WATER DISTRICT__SYSTEM EXISTING CONDITIONS WITHOUT BURNS, RANCH PEAK DAY FLOW - PUMPS OFF PIPE NO. NODE NOS. FLOWRATE HEAD LOSS PUMP HEAD MINOR LOSS VELOCITY HL/'111 LINE 3 IS CLOSED JUNCTION NUMBER DEMAND GRADE LINE ELEVATION PRESSURE 3 .00 5256.52 5110.00 63.49 6 .00 5229.04 5144.00 36.85 10 6270.00 5202.97 5127.00 32.92 THE NESYSTEM DEMAND 6210.00 SUMMARY OF INFLOWS(+) AND OUTFLOWS(-) FROM FIXED GRADE NODES PIPE NUMBER FLOWRATE. 1 .00 4 6270.00 THE NET FLOW INTO THE SYSTEM FROM FI.XED GRADE NODES = 6270.00 THE NET FLOW OUT OF THE SYSTEM INTO FIXED GRADE NODES = .00 DATE = 01/24/91 JOB NAME = 394-002 FLOWRATE IS EXPRESSED IN GPM AND PRESSURE IN PSIG PAGE NO. 1 OUTPUT SELECTION: THE FOLLOWING RESULTS ARE OUTPUT RESULTS ARE OUTPUT FOR ALL PIPES WITH PUMPS - CLOSED PIPES ARE NOTED RESULTS ARE OUTPUT FOR THE FOLLOWING JUNCTION NODES 3 6 10 16 15 13 THIS SYSTEM HAS 26 PIPES WITH 21 JUNCTIONS , 4 LOOPS AND 2 FGNS THE RESULTS ARE OBTAINED AFTER 3 TRIALS WITH AN ACCURACY = .00203 FORT COLLINS - LOVELAND WATER_DISTRICT SYSTEM WITH BURNS RANCH ADDED AVERAGE DAY FLOW - PUMPS OFF PIPE NO. NODE NOS. LINE 3 IS CLOSED LINE 19 IS CLOSED LINE 20 IS CLOSED, FLOWRATE HEAD LOSS PUMP HEAD MINOR LOSS VELOCITY HL/1001 JU_NCTION NUMBER DEMAND GRADE LINE ELEVATION PRESSURE 3 .00 5315.48 5110.00 89.04 6.. .00 5312.29 5144.00 72.92 2350.60 5308.06 5127.00 78.46 13 3.00 5312.28 5200.00 C8.65 15 .00 5312.28 5235._00 33.49 16 .00 5312.28 5205. 0 =4 9 THE NET SYSTEM DEMAND = 2360.00 SUMMARY OF INFLOWS(+) AND OUTFLOWS(-) FROM FIXED GRADE NODES PIPE NUMBER FLOWRATE 1 .00 4 2360.00 THE NET FLOW INTO THE SYSTEM FROM FIXED GRADE NODES = 2360.00 THE NET FLOW OUT OF THE SYSTEM INTO FIXED GRADE NODES = .00 DATE = 01/24/91 JOB NAME = 394-002 FLOWRATE IS EXPRESSED IN GPM AND PRESSURE IN PSIG PAGE NO. 1 OUTPUT SELECTION: THE FOLLOWING RESULTS ARE OUTPUT RESULTS ARE OUTPUT FOR ALL PIPES WITH PUMPS CLOSED PIPES ARE NOTED RESULTS ARE OUTPUT FOR THE FOLLOWING JUNCTION NODES : 3 6 10 16 15 1 THIS SYSTEM HAS 26 PIPES WITH 21 JUNCTIONS , 4 LOOPS AND 2 FGNS THE RESULTS ARE OBTAINED AFTER 3 TRIALS WITH AN ACCURACY .00002 FORT COLLINS - LOVELAND WATER DISTRICT SYSTEM WITH BURNS RANCH ADDED PEAK DAY FLOW - PUMPS ON PIPE NO. NODE NOS. FLOWRATE HEAD LOSS PUMP HEAD MINOR LOSS VELOCITY HL/1 3 2 3 6155.17 6.49 156.59 .00 6.29 5. LINE 19 IS CLOSED LINE 20 IS CLOSED JUNCTION NUMBER DEMAND GRADE LINE ELEVATION PRESSURE 3 .00 5326.95 5110.00 94.01 .6 .00 5307.20 5144.00 70.72 ILL 6270.00 5281.21 5307.19 5127.00 5200.00 46.45 13 8.00 15 .00 5307.19 52352335.00 3�_ 16 .00 5.307.19 5205:00 44.28 THE NET SYSTEM DEMAND = 6298.00 SUMMARY OF INFLOWS(+) AND OUTFLOWS(-) FROM FIXED GRADE NODES PIPE NUMBER FLOWRATE 1 6155.17 4 142.84 THE NET FLOW INTO THE SYSTEM FROM FIXED GRADE NODES 6298.0100 THE NET FLOW OUT OF THE SYSTEM INTO FIXED GRADE NODES = i • Burns Ranch at Quail Ridge Review - Preliminary, #{23-90 April 1, 1991 P & Z Meeting Page 3 - RF Subdivision and RF Cluster Plan 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. In the RF Cluster Plan the residential units are to be clustered in the portion designated on the plan as residential use at a density of 3-5 DU/acre (net residential density). The proposed net residential density for the Burns Ranch Cluster Plan is 3.17 DU/acre. The proposed Cluster Plan indicates a total of 32 lots on 34.55 acres, which is in conformance with the maximum allowable gross residential density of 1 DU/acre. The lots range in size from 12,000 to 21,500 square feet. The RF Subdivision plat for Burns Ranch indicates a total of 4 lots on 10.59 acres for a gross density of 0.38 DU/acre. The subdivision lots range in size from 2.3 to 2.9 acres and are in conformance with the minimum lot size for RF Subdivisions, which is 2.29 acres. 3. Design Access Access to the site will be from an extension of Skimmerhorn Street where it intersects with Overland Trail. Overland Trail has been constructed from Drake Road to a point south of the Skimmerhorn intersection. All of the streets within the proposed Burns Ranch will be designed to City Standards with Skimmerhorn built with 54' ROW and 36' flow -line to flow -line and the two cul-de-sacs built with 46' ROW and 28' flow -line to flow -line. Off -site easements, necessary to construct the section of Skimmerhorn Street which is not a part of this plat, have been secured and will be effective upon approval of the final plan. Fire Prevention All homes constructed on lots located more than 660' from a second point of access (from the intersection of Skimmerhorn and Overland Trail) will be provided with an approved automatic fire extinguishing system. Where cedar shingles are used as roofing material, they must be factory treated with an approved fire retardant. DATE = 01/24/91 JOB, NAME= 394-002 FLOWRATE IS EXPRESSED IN GPM AND PRESSURE IN PSIG PAGE NO. 1 OUTPUT SELECTION: THE FOLLOWING RESULTS ARE OUTPUT RESULTS ARE OUTPUT FOR ALL PIPES WITH PUMPS - CLOSED PIPES ARE NOTED RESULTSARE OUTPUT FOR THE FOLLOWING JUNCTION NODES : 3 6 10 16 15 13 THIS SYSTEM HAS 26 PIPES WITH 21 JUNCTIONS . 4 LOOPS AND 2 FGNS THE RESULTS ARE OBTAINED AFTER 2 TRIALS WITH AN ACCURACY .00174 FORT COLLINS - LOVELAND WATER DISTRICT_ SYSTEM WITH BURNS RANCH ADDED_ PEAK DAY FLOW - PUMPS OFF PIPE NO. NODE NOS. FLOWRATE HEAD LOSS PUMP HEAD MINOR LOSS VELOCITY HL/1000 LINE 3 IS CLOSED LINE 19.IS CLOSED LINE 20 IS CLOSED JUNCTION NUMBER DEMAND GRADE LINE ELEVATION PRESSURE 3 .00 5256.05 5110.00 63.29 6 .00 5236.35 5144.00 40.02 6270.00 5210.35 5127.00 3®5.74 13 8.00 5236.33 5200.00 1 15 .00 5236.33 523® 8 16 .00 5236.33 520570 13.58 THE NET SYSTEM DEMAND 6298.00 rSUMMARY OF INFLOWS(+) AND OUTFLOWS(-) FROM FIXED GRADE NODES PIPE NUMBER FLOWRATE 1 .00 4 6298.00 THE NET FLOW INTO THE SYSTEM FROM FIXED GRADE NODES = 6298.00 THE NET FLOW OUT OF THE SYSTEM INTO FIXED GRADE NODES = .0.0 DATE 01/24/91 JOB NAME =.394-002 FLOWRATE IS EXPRESSED IN GPM AND PRESSURE IN PSIG PAGE NO. 1 OUTPUT SELECTION: THE FOLLOWING RESULTS ARE OUTPUT RESULTS ARE OUTPUT FOR ALL PIPES WITH PUMPS - CLOSED PIPES ARE NOTED RESULTS ARE OUTPUT FOR THE FOLLOWING JUNCTION NODES : 3 6- 10 16 THIS SYSTEM HAS 26 PIPES WITH 21 JUNCTIONS , 4 LOOPS AND 2 FGNS THE RESULTS ARE OBTAINED AFTER 3 TRIALS WITH AN ACCURACY = .00019 FORT COLLINS - LOVELAND WATER. -DISTRICT SYSTEM WITH BURNS RANCH ADDED PEAR DAY FLOW + 500 GPM FIRE FLOW AT JUNCTION #13 - PUMPS ON PIPE NO. NODE NOS. FLOWRATE HEAD LASS PUMP HEAD MINOR LOSS VELOCITY HL/1 3 2 3 6179.63 6.54 156.10 .00 6.31 LINE 19 IS CLOSED LINE 20 IS CLOSED JUNCTION NUMBER DEMAND GRADE LINE ELEVATION PRESSURE 3 .00 5326.05 5110.00 93.62 6 .00 5301.85 5144.00 68.40 6270.00 9277.26 5127.00 6 13 508.00 5294.07 5200.00 40.76 15 .00 5298.13 523a„ 00 16 .00 5298.13 5205.00 40.36 THE NET SYSTEM DEMAND = 6798.00 SUMMARY OF INFLOWS(+) AND OUTFLOWS(-) FROM FIXED GRADE NODES PIPE NUMBER FLOWRATE 1 6119.63 4 618.37 THE NET FLOW INTO THE SYSTEM FROM FIXED GRADE NODES = 6199.01 THE NET FLOW OUT OF THE SYSTEM INTO FIXED GRADE NODES = .00 DATE = 01/24/91 JOB NAME = 394-002 PAGE NO. 1 FLOWRATE IS.EXPRESSED IN GPM AND PRESSURE IN PSIG OUTPUT SELECTION: THE FOLLOWING RESULTS ARE OUTPUT RESULTS ARE OUTPUT FOR ALL PIPES WITH PUMPS - CLOSED PIPES ARE NOTED RESULTS ARE OUTPUT FOR THE FOLLOWING JUNCTION NODES 3 6 10 16 15 13 THIS SYSTEM HAS 26 PIPES WITH 21 JUNCTIONS , 4 LOOPS AND 2.FGNS THE RESULTS ARE OBTAINED AFTER 4 TRIALS WITH AN ACCURACY = .00171 FORT COLLI_NS - LOVELAND WATER DISTRICT SYSTEM WITH_ULT_I_MATE FOOTHILLS SERVICE ZONE ADDED PEAK DAY- FLOW + 500 GPM FIRE FLOW AT JUNCTION #.13 - PUMPS ON PIPE NO. NODE NOS. FLOWRATE HEAD LOSS PUMP HEAD MINOR LOSS VELOCITY HL/100( 3 2 3 6212.86 6.60 155.44 .00 6.34 5.41 JUNCTION NUMBER DEMAND GRADE LINE ELEVATION PRESSURE 3 .00 5324.81 5110.00 93.08 6 160.00 5295.26 5144.00 65.55 .lL 6270.00 5277.65 5127.00 6 13 508.00 5283.29 5200.00 36.09 15 6.00 5287.34 523355._00. 2„_8 16 24.00 5287.33 5205.00 35.68 THE NET SYSTEM DEMAND 7178.00 SUMMARY OF INFLOWS(+) AND OUTFLOWS(-) FROM FIXED GRADE NODES PIPE NUMBER FLOWRATE 1 6212.86 4 965.14 THE NET FLOW INTO THE SYSTEM FROM FIXED GRADE NODES 7178.00 _ THE NET FLOW OUT OF THE SYSTEM INTO FIXED GRADE NODES .00 DATE 01/24/91 JOB NAME = 394-002 FLOWRATE IS EXPRESSED IN GPM AND PRESSURE IN PSIG PAGE NO. 1 OUTPUT SELECTION: THE FOLLOWING RESULTS ARE OUTPUT RESULTS ARE OUTPUT FOR ALL PIPES WITH PUMPS CLOSED PIPES ARE NOTED RESULTS ARE OUTPUT FOR THE FOLLOWING JUNCTION NODES : 3 6 10 16 15 1 THIS SYSTEM HAS 26 PIPES.WIT.H 21 JUNCTIONS 4 LOOPS AND 2 FGNS THE RESULTS ARE OBTAINED AFTER 5 TRIALS WITH AN ACCURACY .00045 FORT COLLINS - LOVELAND WATER DISTRICT SYSTEM SEPARATE FOOTHILLS SERVICE ZONE PEAK DAY FLOW + 500 GPM FIRE FLOW AT JUNCTION #13 PUMPS OFF PIPE NO. NODE NOS. FLOWRATE HEAD LOSS PUMP HEAD MINOR LOSS VELOCITY HL/1 LINE 3 IS CLOSED LINE 5 IS CLOSED LINE 6 IS CLOSED LINE 9 IS CLOSED JUNCTION NUMBER DEMAND GRADE LINE ELEVATION PRESSURE 3 .00 5325.04 5110.00 93.18 6 160.00 5320.97 5144.00 76.69 .10 .00 5319.03 5127.00 Lia2h„ 13 508.00 5313.24 5200.00 49.07 15. 6.00 5317.38 5235,00 35.70 16 24.00 5317.74 52-05.00 48.85 THE NET SYSTEM DEMAND = 908.00 SUMMARY OF INFLOWS(+) AND OUTFLOWS(-) FROM FIXED GRADE NODES PIPE NUMBER FLOWRATE 1 .00 4 908.00 THE NET FLOW INTO THE SYSTEM FROM FIXED GRADE NODES = 908.00 THE NET FLOW OUT OF THE SYSTEM INTO FIXED GRADE NODES = .00 - 11091-1 41_ %- _�� EXISTING TANK WATER i °oe �,: - � SURFACE ELEV. $327 j A t :. _ —� " o 009 W. 00479 I Iv i OplS II I 0o m 110 EXIS ING PUMP STATIO N PROPOSED E-XT SI(?PI: OF SOUTH. - - x 18° !l i • I^ - - _�4ERLA --- UI, 'I VERLAND - TRAIL -4 /dam CITY OF FT.; C©LLINS oa.0 j�60° WATER'TRANISIiiSSI4tI c SERVICE BOUNDARY TVyEEN DIStftICT j o N m : % 0) �. j ARIBA 'ON SOUTH AND( �dNd ....;�L-> �Y CITY SERVICE, "E c•I l' L i (\ L Of a T 00 Air o`' 12oCalud ., l I{ -- ✓- ELAND �f �- ti /-._ 1 1 ° � .I I4L -T.� �- O� O ! I v � 1 Ui jAr ar 'ten - - %�u`D..� %1 �71! ' J IC I\ - /...i✓ p.-/� ' . �y; \ .=rs ..:� l 1': FT./COILI! ! ' �. `�� \J i - �� u :. I�t • I• �i - -=- -- 16" - - �� L4VE SEAVcee • I.: �- \ J EXHIBIT 1 li ac;. MAP OF EXISTING 'SYSTE.M \, `• y - \ _ _1 AND EXISTING SERVICE AREAS I M. H. OUTLET - PHASE commrE 14, CAPACITOR EXHAUST PAN VENT FIBERGLASS COVER EXHAUST FAN £XP. RIB ' AAR YfM j p N/NBE I ll llAemEE F/N. BRABE E FRAME y ex Z r REWF. CONC. MO.a.ANCHOR BOLTS A. INLET AS DIRECTED BY THE ENGINEER EXTERIOR ELEVATION INTERIOR PLAN NOT TO SCALE FRAME INLET IV r. cONOulr a DESIGN CRITERIA Type Controls Power Service, 230 Volts, I Phase, 60 Cycle, 3 Wires W/ —.KVA Rotary Phose Converter O_' 0 Conduit, Power Service Entrance PUMP DATA Type: horizontal , End Suction, Centre tugol, 1@rticolly houMed PJ" Nsl Capocilp G.PM. of Feet T.D.H. size: _..2_"2_. MWDY f_HP, RPM. (3 Phase) 8002 Mg: Capocity G.P.M, at _ Feer T.D.H Size:_1_i_" Motor :_H.P, R-PM (3 Phase) SIZING & DIMENSIONAL DATA A. —"DIAL WLET O 6' 11 /L' FRAME LENOTN 8..—' ISOLATING VALVE Y 4' 744FRAME WIDTH C. —"CHECK VALVE O TOTAL HE/OHr D. ISOLATING VALVE E. _" ISOLATING VALVE F. "' CHECK VALVE 0. 'ISOLATING VALVE N. " D/A. OUTLET ME 'O/Nr RESTRA Nr TLET (By Othm) -mCwmAINr ROD toy DIMre) �//��ENGINEERED FLUID �� P. O. DRAWER T23 • CENTRALIA. W*01S 62e01 • /16523.1551 JOB REP M _ STO ORWG W. �w� is Burns Ranch at Quail Ridge Review - Preliminary, #23-90 April 1, 1991 P & Z Meeting Page 4 Grading and Storm Drainage - RF Subdivision and RF Cluster Plan Overlot grading and other disturbances to the site are proposed to be kept to a minimum during construction of public improvements and during construction of individual homes. All disturbed areas beyond finished construction of buildings and hard surface improvements are to be reseeded with native grasses or otherwise landscaped in a manner compatible with the natural character of the site. Building envelops have been shown on the site plan to define the area within which homes or other structures may be placed. Building envelopes are larger than the anticipated building footprints to allow design flexibility, and to accommodate porches, decks, terraces, and other accessory structures. Finalized grading and storm drainage plans will be required at the time of final review. open Space Tracts Natural open space tracts are to be dedicated to the City of Fort Collins with the Final Plat. The natural open space tracts amount to approximately 21.8 acres. These areas are to remain open and accessible to the public and provide for contiguity of open space along the Foothills. Conservation easements, to be indicated on the final plans, will replace some of the narrow strips of dedicated open space areas between lots. These conservation easements will allow public access, but will clarify for prospective buyers and future owners that maintenance of those areas immediately adjacent to and between lots will be the responsibility of the respective homeowner. Maintenance in this case is anticipated to be minimal, but concerns from the Parks and Recreation department about blowing trash and noxious weeds has necessitated this change. Landscaping of the open space tracts, as shown on the Cluster Plan, is to be completed with each applicable phase of development. The proposed landscaping is comprised of a variety of 41 additional trees and 5 additional shrubs, all of which thrive in the relatively harsh, dry micro -climate of the Foothills. The developer will be responsible for ensuring that these landscaped areas are well established and maintained for two years. Long term maintenance is anticipated to be minimal as these areas are to be maintained in their natural state with no mowing, pruning, trimming, irrigation or weeding expected. If development is phased, the required amount of open space to support the density of 1 DU/acre must be included in each phase. • Burns Ranch at Quail Ridge - RF Subdivision and RF Cluster Plan Review - Preliminary, #23-90 April 1, 1991 P & Z Meeting Page 5 Landscaping Homeowners will be encouraged through protective covenants to minimize "developed" landscape on individual lots, particularly on the large subdivision lots. The use of xeriscape materials is highly encouraged. The area disturbed during construction of homes will be kept to a minimum and homeowners are encouraged to preserve undisturbed areas in their natural state. Where a site is disturbed by construction, reseeding with native grasses and other native plant materials is highly encouraged. Use of blue grass or other turf which typically requires high levels of irrigation is discouraged and should be limited to visually prominent portions of front yards and high activity areas in back yards. On the large "subdivision lots", irrigated lawn areas are limited to 10,000 square feet or 10% of the lot area, which ever is greater. On "cluster lots", irrigated lawn areas are limited to 3,000 square feet or 20% of the lot area, which ever is greater. Areas devoted to plantings which require lower levels of irrigation may be used as transitions between blue grass and native/xeriscape area. The "suggested plant list" on the Architectural Elevations and Details sheet gives examples of plants that require low to moderate levels of irrigation and complement the natural character of the foothills area. All landscaping on individual lots will be maintained by the individual homeowner. Fencing Fencing of lot lines adjacent to open space tracts will be limited to four foot high "three pole" fences (see Architectural Details sheet), with a maximum unbroken running length of 50' per lot line. On the large "subdivision" lots, areas enclosed by solid privacy fencing are restricted to a maximum of 15,000 square feet or 15% of the lot area, which ever is greater. On "cluster" lots, areas enclosed with solid privacy fencing are restricted to a maximum of 4,000 square feet or 25% of the lot area, which ever is greater. A maximum of 50% of the "back yard" portion of the lot (the area between the back of the house and the rear lot line) may be included within the enclosed area. In addition, solid fencing will be restricted to four feet in height whenever it runs parallel to a lot line adjacent to open space tracts and six feet in height for all other lot lines. Each lot will be restricted to four six foot sections of six foot high fencing. Solid fencing should complement the house and should be an extension of the building architectural materials. • Burns Ranch at Quail Ridge - RF Subdivision and RF Cluster Plan Review - Preliminary, #23-90 April 1, 1991 P & Z Meeting Page 6 4. R-F Zoning Requirements: There are a number of requirements for site plans in the R-F Zone. For "cluster lots" and "subdivision lots" the 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 for the "cluster lots". The "subdivision lots" must conform to the specific bulk and area requirements of the R-F, Foothills Residential District. - The layout of lots is designed to conform to terrain and lots 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. 0 • Burns Ranch at Quail Ridge - RF Subdivision and RF Cluster Plan Review - Preliminary, #23-90 April 1, 1991 P & Z Meeting Page 7 A note has been placed on the site plan limiting maximum building height to 40 feet and that no part of any building may exceed an elevation of 52501. Building envelopes have been identified and all building lots and setbacks conform to specific requirements of the R-L zone, for "cluster lots", and of the R-F zone, for "subdivision lots". Grading and filling will be kept to a minimum as lots are designed to conform to the existing terrain. Building designs are encouraged to include "walk -out" lower floors and/or other changes in floor levels that will allow the house to "step" with existing slopes on the building sites. Lots have been clustered to minimize the visual impact on the foothills and to preserve large areas of natural wildlife habitat and public access to City Open Space areas which are located directly to the south of this site. The proposed open space areas on the eastern portion of this site will tie directly into the open space areas provided by the Quail Hollow RF Cluster Plan located directly to the east. Building envelopes have been sized and located to allow building orientations that minimize exposure to prevailing (NNW) winds; and allow (SSE) passive or active solar orientation. By placing garage and/or other wall areas with minimum openings on the windward side (north to northwest) efficiencies in energy consumption can also be achieved. Lots are of adequate size and orientation to allow for adequate separation and unobstructed solar access. Adequate utility services are available to serve this site. The City Water Utility has concerns about serving homes above the 5210' elevation line because they believe inadequate water pressure may occur. The applicant initially proposed a booster pump system, similar to systems used in mountain communities, to increase the water pressure. The City Water Utility is not in favor of such a system. The applicant and the City Water Utility have negotiated with the Fort Collins -Loveland Water District and the District has agreed to provide water service for the property. All of the details and costs have not yet been worked out. Final utility plans explaining the details will be expected at the time of final submittal. Burns Ranch at Quail Ridge - RF Subdivision and RF Cluster Plan Review - Preliminary, #23-90 April 1, 1991 P & Z Meeting Page 8 Farm animals are not intended to be allowed within the completed portions of the development area at Burns Ranch. 5. Neighborhood Compatibility A neighborhood information meeting was held on October 24, 1990 at the Olander Elementary School. The minutes of this meeting are attached. The primary concerns of those in attendance were how an RF Cluster plan varied from a PUD plan, required setbacks for an RF plan, whether the existing overhead power lines would be undergrounded, and the exact location of the Burns Ranch property lines. These concerns were addressed by explaining requirements of the RF Cluster Plan and answering property line questions. The power lines are property of the Western Area Power Administration and lie within a 150' wide easement along the eastern property line. WAPA does not intend to underground these lines in the near future. The separation between homes and overhead lines shall be a minimum of 1501. All power lines within the proposed Burns Ranch development will be placed underground. In general, the attendees felt the proposed Burns Ranch plan was compatible with the surrounding neighborhood. RECOMMENDATION: This proposal is in compliance with the RF Foothills Residential District requirements for "RF Cluster" and "RF Subdivision" plans. Therefore, staff recommends approval of the Burns Ranch at Quail Ridge RF Cluster Plan and RF Subdivision- Preliminary, #23-90B. mi n um