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HomeMy WebLinkAboutBURNS RANCH AT QUAIL RIDGE RF CLUSTER PLAN AND RF SUBDIVISION REVIEW - 23-90B - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWPlanning Department October 3, 1990 Eldon Ward Cityscape Urban Design 3030 S. College Ave. Fort Collins, CO 80524 Dear Eldon: For your information, attached is a copy of the Staff's comments concerning the Single Family Foothills Residential Cluster Plan which was presented before the Conceptual Review Team on October 1, 1990. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, AL'of. 4Q Kirsten Whetstone Project Planner KW/gjt Attachment xca Tom Peterson, Director of Planning Kerrie Ashbeck, Civil Engineer I Project Planner File 281 N. College Avenue • P.O. Box 580 • Fort C6llins, CO 805222-0580 • (303) 22"1-6750 9 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: October 1, 1990 PROJECT: Single family Foothills Residential Cluster Plan with an addition of 4 large single family subdivided lots. APPLICANT: Eldon Ward, Cityscape Urban Design, 3030 S. College Ave, Ft. Collins, CO 80524, 226-4704. LAND USE DATA: Request for a 32 lot single family R-F (Foothills Residential) cluster development on approximately 36 acres and for a four lot single family subdivision on 9.4 acres, zoned R-F, located west of the proposed Overland Trail extension, south of Drake Road adjoining Quail Hollow 4th Filing on the eastern boundary. Proposed density is 3 DU/acre for the RF cluster plan and .42 DU/acre for the -subdivision. Overall density for the site is .79 DU/acre. Development will likely be .phased with the area to the north developed in Phase One. COMMENTS: 1. Normal development fees will be charged to the property owner by Light and Power. Development fees will be on a lot size/frontage basis. If the property is subdivided and development is phased, fees would be based on the phases as they develop. Utility/public access easements will be required for access to the large lots. New power will be underground and will replace any existing overhead power lines.. Any open space areas designated as tracts on the plat but not dedicated for public open space or parks will trigger development fees. 2. Water mains are located in Drake and Overland Trail. This project should tie into the line in Overland Trail where it has been extended south to the Quail Hollow 4th Filing. Sewer is located in Overland Trail at the intersection with Skimmerhorn. 3. The City Water Utility Department has indicated that it is currently unable to provide adequate water service to . any house built above 5200'. More exactly, the highest water fixture should not be located above 5200'. This is in conflict with the Foothills Agreement which states that houses not be located above the 5250' elevation line. The lots in question would be lots 12 through 21 of phase two. According to the Water Utility calculations and computer analysis, these lots would experience water pressures below the city recommended minimum of 35psi. On peak days the pressure could be as low as 20psi. The two existing units are currently serviced by Fort Collins -Loveland Water District, The applicant has contacted the Fort Collins -Loveland Water District about the possibility of serving the large lots. 4. Street oversizing fees will be charged, at $584/dwelling unit. Parkland fees will he assessed at $625/dwelling unit. 5. Zoning of the site is R-F, Foothills Residential District. Minimum lot size is 2.29 acres unless the developed lots are grouped according to a cluster development plan as detailed in Ordinance No. 123, 1986. The overall gross density of residential units on the cluster development plan shall not be greater than one unit per acre. 6. The Stormwater Utility staff requests that a drainage and grading plan and drainage report for the property be submitted. On site detention is not recommended, but may be provided on a temporary basis. The two existing buildings will be subject, to monthly storm drainage fees for the, Spring Creek Basin. The new lots will be subject to development fees as well as monthly fees. The building envelopes should be delineated on the plat. This will be particularly useful in calculating fees for the large lot units. The stormwater staff can provide an estimate of these fees. 7. Any wetlands on the siteshould be preserved and if possible, designated as open .space areas. Areas that are graded or otherwise disturbed should be returned as close as possible to their original state. Natural features such as drainage swales, rock outcroppings, and slopes should be retained if possible. Building envelopes and structures should be built for protection from high winds and to function with maximum conservation of energy. We would like to see the use of native plants and grasses used to restore disturbed areas. Water may need to be supplied for a year or two until the areas have a ;tablished themselves. We would also like to .see a requirement, as part of any protective covenants for these lots, ..that a portion of each lot be xeriscaped or retained in a natural state. 8. There are some rare plant species on the Hogback which should be located and shown on the plans. These areas should be left undisturbed if possible. The natural resources department will identify the larger populations of rare plants if the owner is willing. 9. The street design will probably require some variances to the city street standards due to the steeper grades. Off site access dedication from Overland Trail to the site should be acquired and indicated on the plat. The intersection with Overland Trail will need to be designed keeping in mind the future expansion of Overland Trail to an 88' arterial. M The City would require access easements and 80' diameter turn arounds at the ends of the driveways for access to the large lots. These could be. shared between two lots if the houses are built close enough to share the. turn around. 11. A traffic study which focuses primarily on the intersection of this project with Overland Trail should be included with the submittal: 12. A trail easement .through the property to the Pine Ridge Open Space should be shown on the plat: Open space areas dedicated to the city need to be indicated on the plat. The site should be designed in a manner that does .not create small parcels of open space intended to be dedicated as public open space, but which appear to be private. An example of this is the small section west of lots 7, 8, and 9. This area should be connected to the main open space areas is some manner. 13. Adequate residential sprinkler systems would be required for all units which are beyond the fire safety standard of 660' from a single point of access. The City does have a maximum cul-de-sac distance of 1320', but there is an exemption for single family units at reduced densities. This proposed plan meets the fire standards if the units have fire sprinkler systems. 14. A fire hydrant will be required at the end of the long cul-de-sac and at 800' intervals throughout the development. 15. The fire department would also like -to recommend that the roofing materials and shingles be fire resistant or fire proof. This is the first city development that gets into the urban-wildland interface where homes could be threatened by wildland fires. The presence of combustible roofs have proven to be a significant determining factor in fire spread and major losses. There are roofing products on the market which provide the same asthetic quality as combustible products yet which provide a reduction in fire spread from roof to roof. Warren Jones at the. Poudre Fire Authority can provide you with further information on these products. 16. The planning department would like to recommend that restrictions on heights, colors, fencing, roof and siding materials, and landscaping be included in protective covenants for the property. There should be a note on the plat stating that the covenants exist and generally what they restrict. 17. The planning department feels it would be appropriate to hold a neighborhood meeting on this project before preliminary submittal, given, that this is one of the first city developments in the Foothills area.