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Home My WebLink AboutBURNS RANCH AT QUAIL RIDGE RF REVIEW FINAL - 23 90C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 6 MEETING DATE 6/24/91 PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Burns Ranch at Quail Ridge RF-Cluster Plan, Phase One of the Burns Ranch at Quail Ridge RF-Cluster Plan, and Burns Ranch at Quail Ridge RF-Subdivision Plat Final- #23-90C 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 final approval of an overall RF cluster plan consisting of 32 single family lots on 34.55 acres; final approval of the first filing plat of the cluster plan, which consists of 10 single family lots on 11.86 acres; and final approval of an RF subdivision plat consisting of 2 large single family lots on 5.19 acres. The site is located south of Drake and west of Overland Trail. RECOMMENDATION: Staff recommends final approval of the overall RF cluster plan, the first filing plat of the cluster plan, and the RF subdivision plat. EXECUTIVE SUMMARY: The applicant is seeking approval of three items: 1) final approval of the overall RF cluster plan for Burns Ranch which consists of 32 single family lots on 34.55 acres 2) final approval of the first filing plat of the cluster plan, which consists of 10 single family lots on 11.86 acres, and 3) final approval of an RF subdivision plat for 2 large single family lots on 5.19 acres. The final cluster plan is in substantial conformance with the approved preliminary and is in compliance with the R-F, Foothills Residential Zoning District requirements. The first filing of the cluster plan is in substantial conformance with the approved overall cluster plan. The final subdivision plat is in substantial conformance with the approved preliminary. The property is zoned R-F, Foothills Residential and is located south of Drake Road west of Overland Trail at Skimmerhorn Street. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Colfims, CO 80522-0580 (303) 221-0750 PLANNING DEPARTMENT Burns Ranch at Quail Ridge Phase One RF-Cluster Site Plan and RF- Subdivision Plat, Final - #23-90C June 24, 1991 P & Z Meeting Page 2 COMMENTS: 1. Background• 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) The property was annexed into the City on March 19, 1991. On April 1, 1991 the Planning and Zoning Board gave preliminary approval of the overall RF cluster plan, as well as preliminary approval of four RF subdivision lots, known as Burns Ranch at Quail Ridge RF Cluster Plan and RF Subdivision Plat. The preliminary approval pertains to the entire 45.05 acres known as Burns Ranch. The zoning is R-F, Foothills Residential. There are presently 3 existing single family homes on this site. These homes are included in the 10 lots of the first filing. 2. Land Use• This request is for final approval of a cluster plan, the first construction phase or filing of the 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 and/or through a "cluster development plan" with the residential portion designed at a density of 3-5 DU/acre. 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. The proposed overall cluster plan includes 32 lots on 34.55, which is in conformance with the maximum allowable gross residential density of 1 DU/acre. The net density for the residential portion of the cluster plan is 3.38 du/acre, which is in conformance with the allowable range of 3-5 DU/acre (net residential density, excludes open space acres). Lots range in size from 11,500 to 23,400 square feet. The first filing is in substantial conformance with the overall cluster plan. 0 1] Burns Ranch at Quail Ridge Phase One RF-Cluster Site Plan and RF- Subdivision Plat, Final - #23-90C June 24, 1991 P & Z Meeting Page 3 The RF subdivision plat under review includes a total of 2 lots on 5.19 acres for a gross density of 0.39 DU/acre. The subdivision lots range in size from 2.31 to 2.88 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, and will be in the County until annexed, have been secured and will be effective upon approval of the final plan. Fire Prevention Where cedar shingles are used as roofing material, they must be factory treated with an approved fire retardant. Houses built on the large subdivision lots will be required to install automatic fire prevention sprinkler systems. Grading and Storm Drainage Overlot grading and other disturbances to the site are 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 envelopes 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. The City Storm Water Department has reviewed the final grading and storm drainage plans and finds them acceptable. E C� Burns Ranch at Quail Ridge Phase One RF-Cluster Site Plan and RF- Subdivision Plat, Final - #23-90C June 24, 1991 P & Z Meeting Page 4 Open Space Tracts Tracts A, B, and E of the first filing will be dedicated to the City of Fort Collins as natural open space areas. Tracts C and D will be dedicated as Conservation Easements under private ownership, but may at some time become incorporated through dedication into the public open space areas when there is contiguity to other public open space areas. Tract F will be dedicated to the Fort Collins -Loveland Water District for the location of a pump station. The remaining open space associated with the overall cluster plan will be dedicated with subsequent filings. The open space tracts for the first filing amount to approximately 5.30 acres. The conservation areas amount to 1.22 acres. Approximately 9.77 acres (including the portion of lots outside of the building envelopes and reserved as open space) of the 11.86 acre phase one will be open space in public or private ownership. The proposed landscaping for the open space areas consists of a variety of trees and shrubs 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. The owner has expressed interest in a property owner volunteer "adopt an open Space" program to address the question of loose trash pickup in the open space areas. Details of this program have not been worked out. Parks and Recreation will provide very minimal maintenance of the open space areas and this is noted on the plans. 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, • C� Burns Ranch at Quail Ridge Phase Subdivision Plat, Final - #23-90C June 24, 1991 P & Z Meeting Page 5 One RF-Cluster Site Plan and RF- 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. Landscaping of conservation easements will be the responsibility of the adjacent property owners. The City will provide minimal maintenance of the open space tracts dedicated to the City. They will not maintain any landscaping in these areas. This includes the landscaping along Skimmerhorn Street. The nature of the landscaping is such that once it is established, minimal to no maintenance will be required. The entrance sign at Skimmerhorn and Overland Trail will be located on private property in the County, which is not a part of this plat, and will be maintained by the property owner. 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. Architectural Character 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 5250'. Building designs are encouraged to include • Burns Ranch at Quail Ridge Phase One RF-Cluster Site Plan and RF- Subdivision Plat, Final - #23-90C June 24, 1991 P & Z Meeting Page 6 "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 and to minimize grading. Building materials will be brick, masonry, stone, tile, composition or wood siding, in addition to glass, in earth tones with brighter colors used for accent or trim. Architectural style will be simple, with pitched (5:12 or greater) roofs and "traditional/rural" details, such as porches, bay windows, and/or elevated entries treated with a "contemporary flair". RECOMMENDATION: This proposal for final approval of the Burns Ranch at Quail Ridge RF Cluster Plan is in substantial conformance with the approved preliminary cluster plan and is in compliance with the RF Foothills Residential District requirements, therefore, staff recommends final approval of the Burns Ranch at Quail Ridge RF Cluster Plan. The two subdivision lots are in substantial conformance with the approved preliminary plans and comply with the requirements of the RF Foothill Residential District, therefore, staff recommends approval of the final RF subdivision plat for lots 6 and 7 of the Burns Ranch at Quail Ridge RF Subdivision. Finally, the first filing of the cluster plan is in substantial conformance with the overall cluster plan, therefore, staff recommends approval of the first filing and plat of the Burns Ranch at Quail Ridge RF Cluster Plan, consisting of lots 1 through 5 and 8 through 12 and Tracts A through E - #23-90C. ITEM BURNS RANCH at QUAIL RIDGE Site Plan Review NUMBER 23-90C S • LEGAL DESCRIPTION ...0...I ..r........................• ..-u.-... •s eDrnsw. wcwofs Ims \ I M.D ] y D Ml IHlY1MC MFA 6 wttIKK°E'b' CIITfA VtMI � I 1 � 1 I ` 1�i5t� t LRL•!rl—•�� wAX 10 12 E` 8 �.-\```�`�� >--.��°"'�\—� `•�II�I� �? e. RADCT, FF- V W TA fN0.4 DGFN SDME }PACTS IL _ji, 1 1 LAND USE BREAKDOWN R CLUS f Mm �iwn ..P..r IAIYINON NF.. ir GENERAL NOTES '_ ac PLANTING & OPEN SPACE NOTES .n wrun ANT LIST SIGNATURE BLOCK I � , TRACT CT�F• • j� hpµ O\p \ ` �% Z � a �" . � a • B k [ 1° 9I4f fMKYS \rTN111 IRAGTa \ J \ i L _ 2- J. 3 1 srl' I L 1.'.'.� � a 711, mx DrcH . • ( O D QURMS RMCH ®� OU"flML mnfflD�,fE RF-FOOTHILLS RESIDENTIAL FINAL CLUSTER PLAN FIRST FILING or srx[: r.w D so +oo . 1%T.53 PRmml ND. Jon MR IX PRf➢IMMM. OS-p6-91 P�c�asiDxsmsri. uee e i --1 IX Z rj 0 EXAMPLE END (NNWI ELEVATION ./[., a MI-NINEE WINDOWS B EXPOSURE TO PRCVANNO OS TO TN( E[i(Mi POSSIBLE \ I \ I n I 1\ d4M 1 1 1 IL //yIWuo l VAN, WV- ---------- --1 -`-- 1 .ovry L I EXAMPLE LANDSCAPE .N. LARGE SUBDIVISION LOTS AREA CROSS SECTION I.m VIEWS Of FOOTNRES ARE NOT OBSTRUCTED BY CLUSTER OEVLLOPME.1 EXAMPLE FRONT ELEVATION /s., .v USE 1SUPIUPE0 CON CONTEMPORARY MANNER S-PIXE r.m®r..ras. EEMCf SMAOOW BOAOY MATT \ TYPICAL DETALS Nnw.m m..N....NN.rm A. EXAMPLE LANDSCAPE CLUSTER LOTS EXAMPLE SIDE OR REAR (S. SE OR SW) ELEVATION ?-, P DESWN -.0 WORK MIN EXISTING SLOPES AND TO TAKE ADVANTAGE M SOLAR ORIENTATION 0 \ P I I JRH[ERN i �pLVE I s r. I I ENTRY LANDSCAPEI DESIGN CONCEPT NOTES SUGGESTED PLANT LIST "� •• ^^ ^"-- ... """"'""� BUILDING ELEVATNM( MURN3 RANCH nQ OULML H-c UDGE ARCHITECTURAL ,N.'AT .111, GYFMID ,AAL ELEVATIONS do DETAILS