HomeMy WebLinkAboutBURNS RANCH AT QUAIL RIDGE - Filed CS-COMMENT SHEETS - 2003-05-28PROJECT
COMMENT SHEET
City of Fort Collins
DATE: 30 Oct°o DEPARTMENT:
ITEM. 2;3-90B BURNS RANCH AT QUAIL RIDGE SPECIAL REVIEW
(A Part of Quail Hollow Cluster Plan)
No Problems
Problems or Concerns (see below)
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DEVELOPMENT SERVICES 281 N. College P_O.Boz 580 Fort Collins, Cob M22-0580 (303)221-6750
PLANNING DEPARTMENT
Develovi—ent Services
Planning Department
Citv of fort Collins
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 1 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.
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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 he 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 sprinkler 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 in 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 4'90-7236 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 see
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 can 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. This was also required on
Quail Hollow 4th Filing. Specific information 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 lik-
schedule a meeting to discuss these comments, please contact me.
Sincerely,
'KL UC • dtf'-_
Kirsten A. Whetstone
Project Planner
cc Kerrie Ashbeck
file
PROJECT
COMMENT SHEET
City of Fort Collins„
DATE: I May ". DEPARTMENT:,�J��.��� ►�
ITEM 23-90C BURNS RANCH at QUAIL RIDGE Final
No Problems
Problems or Concerns (see below)
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Date
Signature
CIIECK IF REVISIONS REQUIRED: PLAT
SITE
.13 LANDSCAPE
d UTILITY
DEVELOPMENT SERVICES
PLANNING DEPARTMENT 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750
City of Fort Collins.
DATE:
ITEM:
PROJECT
COMMENT SHEET
May 91 DEPARTMENT:vbZ
23-90C BURNS RANCH at QUAIL RIDGE
No Problems
Problems or Concerns (see below)
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Final
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CHECK IF REVISIONS REQUIRED:, PLAT D , / S nC
SITE 3
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UTILITY
DEVELOPMENT SERVICES
PLANNING DEPARTMENT 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750