HomeMy WebLinkAboutBURNS RANCH AT QUAIL RIDGE RF REVIEW FINAL - 23 90C - CORRESPONDENCE - STAFF'S PROJECT COMMENTSDevelopme*rvices
Planning Department
May 24, 1991
Eldon Ward
Cityscape Urban Design, Inc.
3030 S. College Ave. Suite 200
Fort Collins, CO 80525
Dear Eldon,
City Staff has reviewed your submittal for Burns Ranch at Quail
Ridge -Final RF Subdivision and RF Cluster Plan and offers the
following comments:
1. Please note on the landscape plans who will be responsible for
maintenance of landscaping along the right of way of
Skimmerhorn. We should meet with Tom Peterson and Mike Powers
to settle this for once and for all!
2. Parks and Recreation requests that the triangle of land
between lots 1 and 2 be placed in a Tract for a conservation
easement, which will be maintained by the adjacent homeowners
or other appropriate agreement.
3. How will the off -site easement area be maintained? Who will
be maintaining the entrance sign area? Parks and Recreation
suggests that the entrance area and right-of-way landscaping
be placed in a separate Tract and maintained by a homeowners
group. The Planning Department would rather see a statement
that the developer be responsible for planting the trees and
shrubs along the right-of-way and maintaining them for 2 to 3
years until they are established and after that minimal to no
maintenance would be provided by the City. The entrance sign
should be placed in a tract, established by the developer, and
maintained by the homeowners, or a statement to the fact that
the landscaping in this area will be such that it will require
no maintenance to remain attractive in appearance and that
trash pick-up would be handled by some kind of neighborhood
volunteer group, such as the ones that adopt a trail.
4. Parks and Recreation will not maintain the large tracts, A and
E, until they are contiguous to the Pine Ridge Open Space
area. These tracts should be indicated on the plat as being
for public, maintenance, and emergency access.
5. Shade street trees should be planted no closer than 40 feet
from street lights. Ornamental trees can be planted no closer
than 15 feet.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
6. The Plans need to better distinguish between the two types of
development that are taking place, there seems to be some
confusion. Perhaps a distinct line around the subdivision
lots and a label that they are RF Subdivision Plan would help.
Also perhaps the lot numbering could call the subdivision lots
as lot lA and 2A then number the RF Cluster Lots as 1-10.
This numbering could be reflected in the title someway.
Possibly- Final RF Cluster Development Plan- Lots 1-10
including Tracts A-E and Final RF Subdivision Plan- Lots lA
and 2A.
1. Building setbacks along the north lot lines of lots 10 and 11
are required to be 15 feet.
8. Several. Utilities and Zoning questioned the General. Note #4
about basing the development fees on the building envelop
only. Staff would need verification of this. Is this
something that the Water District has agreed to? Please,
provide more information.
9. The density of 2.36 units per acre does .not comply with
section 29-119(2) of the Code for an RF Cluster Plan, which
says that the units are to be clustered together in the
portion of the property designated on the plan for residential
use at a density of three to five units per acre. Is it
possible to add some lots and play with numbers to meet both
the overall gross density of 1 unit per acre and the
residential density of 3-5 units per acre? Zoning's concern
is that this phase will have to be able to stand alone. If
phase 2 is not built, then phase one would be a non -conforming
use. What about the option of platting the entire property
now with a construction phasing line drawn to show the extent
of this first phase? The other option would be to request a
variance from the ZBA, most likely based on the fact that lot
5 is what appears to throw the numbers off and that this is an
existing situation (existing house and lot).
10. Parks and Recreation does not want Tract F or Tract B until
such time as it connects to future open space to the north.
11. The wording on note #1.under Planting and Open Space, should
say "... or other appropriate maintenance agreement".
12. Poudre Fire Authority will allow an extension of the 660' dead
end access requirement considering the street section at the
entrance which does not front on lots. New dwelling units on
lots 6 and 7 must be equipped with residential fire sprinkler
systems.
13. The green hatched areas on the site (cluster) plan represent
rare plant population area of:Bell's Twin -pod and should be so
noted on both the site plan and the plat. The red hatched
areas represent an old road alignment which needs to be
revegetated when abandoned. The recommended seed mixture for
revegetation is attached. (see attached plan for the red and
green hatched areas)
14. There are still some vertical street alignment problems to be
discussed with the engineers.
15. Water line plans need to be included in the utility plan set.
16. The sidewalk on Skimmerhorn and Alumbaugh Court should be
constructed with this phase. The street plan, as submitted,
does not meet requirements for rural street standards to
eliminate sidewalks. The project was approved at preliminary
based on public streets built to City standards. A variance
request has not been submitted to vary this requirement.
17. Public Service's comments from preliminary, concerning the
natural gas line for the 4 lots platted as "Burns Ranch MRD"
and the existing overhead powerline which supplies customers
to the west of this development, still need to be addressed.
Please contact Gary Huett for details.
18. If relocation of gas or electric facilities is required where
these facilities lie in easements. dedicated by Burns Ranch
MPJ), the developer will be responsible for the cost. Public
service needs commitment from the developer on either
providing easements to cover existing facilities or on payment
for the cost of relocation.
19. Private drives will require an 8' easement on both sides of
the driveway. This is for installation of electric vaults.
20. The lots with existing houses will be treated as an annexation
and will be exempt from development fees. All other lots and
tracts will be subject to full development charges.
21. The portion of Skimmer -horn Street which extends beyond the
site at the entrance, may be subject to development charges
22. For Wastewater comments please refer to the comments on the
construction drawings.
23. US West will need separate 6' utility easements outside of any
utility easements that include a drainage easement.
24. Indicate on the plat that an off -site easement for Skimmerhorn
ex-ists.
25. Storm Water still has some concerns about off -site easements
for drainage and temporary detention in Quail Hollow 5th
Fil.i:ng.
This concludes staff comments at this time. In order to stay on
schedule for the June 24, 1991 Planning and Zoning Board hearing,
please note the following deadlines:
0 0
Plan revisions are due June 5, 1991 by 12:00 noon.
PMT's, colored renderings, 10 prints are due June 17, 1991..
Pinal mylars and other documents are due June 20, by 19:00
noon.
If you have any questions about these comments or would like to
schedule a time to meet to discuss them, please contact me at 221-
6750.
sincerely,. /�`/'�rfo.[
Kirsten Whetstone
Project Planner
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