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Home My WebLink AboutBURNS RANCH AT QUAIL RIDGE RF CLUSTER PLAN AND RF SUBDIVISION REVIEW - 23-90B - CORRESPONDENCE - STAFF'S PROJECT COMMENTS0 Planning Department November 16, 1990 Eldon Ward c/o Cityscape Urban Design 3030 S. College Ave. Fort Collins, CO 80525 Dear Eldon, City Staff has reviewed your submittal for Burns Ranch at Quail Ridge, and offers the following comments: 1. The lot and open space tract areas should be shown on the plat, this is particularly important for the large subdivision lots because these must be at least 2.29 acres in size. 2. Building envelopes should not be shown on the plat as this would require a replat even for a minor change. Showing them on the site/landscape plan will be sufficient. 3. If'farm animals, including horses, are to be kept on the large lots, the site plan should indicate where they will be kept and how those areas will be buffered from the surrounding residences. You could add this to the sample lot. 4. The private drives will require an access and utility easement. The utility easement needs to extend 8' beyond the access easement on both sides of the drive. 5. The proposed 8' utility easements adjoining street right of way lines need to be continuous through all lots and open space throughout the development, for example between lots "1 and 2 of phase 1 and between lot 7 of phase 1 and lot 1 of phase 2. Additionally, from lot 1 of phase l to the intersection of Skimmerhorn and Overland Trail an 8' utility easement should be shown along the south and north sides of the street. 6. Six foot rear lot utility easements for cable TV and US West will be required for the Cluster Plan lots (Engineering will provide red lines to show exactly where these will be needed). 7. Please contact light and Power for load requirements of the Booster Pump Station. 8. Public Service Company has existing natural gas and overhead electric lines in utility easements on this site that were dedicated on the plat of "Burns Ranch MRD" (reception number #89043206). The natural gas line was designed and installed to serve the MRD. Redesign and relocation of this existing line may be required to parallel the new proposed streets. 281 N. College Avenur • P.O. Box :;80 • Fart Collins. CO 8022-0580 • (303)) 221-6730 il Portions of the existing overhead power line will have to remain in place even if the City supplies power to the proposed subdivision because PSC supplies power via this overhead line to customers to the west of this development. 9. The final plat of "Burns Ranch at Quail Ridge" will have to dedicate a minimum 10' wide utility easement centered on these overhead power lines. 10: The development agreement should indicate the requirement that the area of disturbance during construction be minimized and that any disturbed areas that are not constructed on or landscaped should be revegetated with native grasses, this should include any cut and fill areas for roadway construction as well. A note to this effect should be indicated on the site plan. 11. Please provide an explanation and proposed use of the "conservation easement" on the plat and the site plan. 12. The open space areas to be dedicated to the City should be called out as tracts and dedicated with Phase 1. Please add an additional label to the plat and site plan indicated that the natural open space tracts are to be dedicated to the City for public open space (in the southeast corner of the plan) so it is clear to buyers that the open space around the lots is public open space. 13. Fire hydrants need to be located within 400' of any structure in the subdivision with a minimum fire flow of 500 GPM, on the condition that the buildings will have fire sprinklers systems installed. At least 3 hydrants will be needed for this subdivision. The cul-de-sacs provided between the large lots meet Fire department access concerns provided that the buildings have fire spri'.nkler systems. Please indicate on the site plan that the buildings will be equipped with fire sprinkler systems. 14. This is one of the first City developments in the urban-wildland interface. where homes could be threatened by wildland fires. The presence of combustible roofs have proven to be a significant factor in fire spread and major losses in other parts of the country with developments in an interface area. The Fire department strongly cautions against combustible roofing materials. There are quality roofing products available that provide the same aesthetic quality as shake shingles and other products but are not combustible. Warren Jones at the Poudre Fire Authority at 221-6570 has various literature on these products and would be happy to share it with you. 15. The Western Area Power Administration overhead transmission line running along the eastern edge of this development is i.n a 75' easement.. WAPA has no objection to the proposed subdivision as long as the final plat shows the easement area as follows: The transmission line easement is a restricted area, and access within the easement must not be impeded. The following are prohibited on the United States easement without the express written permission of the WAPA, Loveland, Colorado: structures, fences, drilling wells, changes in topography (including landscaping), and permission to the public for any use. 16. Since the intent of the open space areas between Quail Hollow and the Burns Ranch is to provide opportunities for public access, we would encourage you to negotiate with WAPA for some designated public access points and written permission to cross their easement. The City Parks and Recreation Department should be in on the negotiations, as well. If you would like, I could set up a meeting between all concerned parties. 17. Construction activities on the WAPA easement should be coordinated with the Loveland office. Please contact Dave Griffith, Director Division of Land, at 490-7236 for more information. 18. Rare plants- have they been identified? 19. Could you provide a brief explanation of the land exchange between the property to the east and this development. How far along is the agreement and is it the intention of this project to plat the Burns property without this strip of land? How much. property (in acres) does this exchange involve? Have the land use charts been changed to reflect this? 20. Staff would like to see the topo lines shown on the plat and the site plan. Please highlight the 5250' elevation line on the site plan and the plat. It should be clear that no building envelopes are proposed within 10 to 20 feet of the 5250' elevation line. 21. Please include on the site plan under general notes, information on fencing restrictions and fencing details. Staff would also like to s^e a sketch.On the architectural elevations and details sheet, under example landscape, fencing is shown outside the building envelope. Was the intent of the building envelope to delineate where construction and land disturbance would be allowed or where the actual buildings would be located? There is some confusion about this. Please provide more information on this issue. 22. The Planning staff would like to see stronger language in notes on the site plan regarding minimizing construction disturbance, reseeding with native grasses, and preservation of undisturbed areas. 23. The water issue is still unresolved. We will need to set up a meeting with the interested parties to negotiate a solution. I tan make meeting arrangements at your convenience. 24. Private drives should be labeled on the site plan as access and utility easements, as well as "Private Drive". 25. Is there an existing easement for the irrigation lateral running across the property? If so, it should be shown on the final plat and grading plan. 26. Storm Water Utility has requested that specific drainage easements within the Open Space areas be dedicated on the final plat. They would also like a note on the plans explaining who will be responsible for maintaining the storm drainage structures. 27. It is not clear how water will be routed through the wetland area in Quail Hollow 7th Filing. Is there an outlet proposed through the dam embankment? Since Quail Hollow 7th Filing has not been finalized, separate offsite drainage easements will have to be dedicated to allow for the drainage from Burns Ranch. Please identify who will be responsible for the culvert crossing of Overland Trail- Burns Ranch or Quail Hollow or shared? 28. Due to downstream restrictions and potential property damage, an analysis of the downstream impacts will be required. Thi's was also required on Quail Hollow 4th Filing. Specific informatian has been provided to the Engineer. 29. Other specific technical comments relating to storm drainage have been sent directly to the Engineer. 30. Please clarify the phasing, particularly with respect to which off -site structures will be built with which phase. By noon on Wednesday, November 28, 1990 five sets of revised site and landscape plans, the plat, and elevation detail sheets must be submitted to this office. By noon on Monday December 10, 1990 ten folded copies of the plat, site and landscape plans, and elevation detail sheets, a colored rendering of the site plan and elevations (unfolded) and an 8-1/2" x 11" PMT reduction (xerox copies unacceptable), must be submitted. If you have any questions, or would like to schedule a meeting to discuss these comments, please contact me. Sincerely, 4� 't . dtlL'= Ki'rsten A. Whetstone Project Planner cc Kerrie Ashbeck file_