HomeMy WebLinkAboutWILDFLOWER RIDGE PUD UGA WAIVER COUNTY REFERRAL - 75 93 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICATIONWildflower Ridge PUD Off -site Street Waiver Request - page 3
While the small incremental increase in traffic generated by this
development seems intuitively evident, a traffic impact study
prepared by Matthew Del ich, P.E. has quantified this impact. The study
considered the influence on traffic, not just of this development, but
of all the residential development ultimately envisioned for the entire
area to be served by Red Fox Road.
The study concludes: ( 1 ) the existing configuration of WCR 38E is more
than adequate to provide satisfactory levels of service for the traffic
quantities involved; (2) at ultimate build -out, the traffic turning onto
Red Fox Road from west -bound WCR 38E is sufficient to warrant a left-
hand turn lane on WCR 38E. Wildflower Ridge is prepared to share the
cost of building this recommended left-hand turn lane on WCR 38E
with the developers of the remainder of the land served by Red Fox
Road.
E. The development will incorporate streets designed to urban standards
and be responsible for an equitable contribution to improvements of
the adjoining street system to ensure that it will not create unsafe
traffic conditions.
The development will extend an urban sewage disposal system to the
site so that it will not create undesirable sanitary conditions.
The development will incorporate a stormwater detention basin to
control increased stormwater runoff in an effort to avoid any adverse
environmental influence in the area.
Wildflower Ridge PUD Off -site Street Waiver Request - page 2
The site slopes gently from its high point in the southwest corner to
its low point in the northeast corner where increased stormwater
runoff due to the development will be collected in a stormwater
detention basin and allowed to drain off at a rate no greater than that
which currently exists. This should eliminate any potential for
surface erosion and sedimentation.
There are no known sources of pollution to contend with: the site has
been used exclusively as cropland and grazing land. New development
will, of course, need to be tested for natural ly-occuring radon gas
infiltration.
C. This waiver application is consistent with the intent and purposes of
the Supplemental Regulations (Section 2.0 Par. 2.1 through 2.8) in that
it is an attempt to achieve the orderly use and development of
compatible land uses within the UGA. it can achieve the requisite
capacities of infrastructural elements needed to serve the
development. It complies with density requirements in the unique
Foothills area of the Urban Growth Area. It conforms to urban design
standards so that it may eventually be annexed without the need for
additional capital improvements.
D. Exceptional circumstances apply to this property which do not apply to
other property in the UGA: the property is accessed by the existing
West County Road 38E leading out of the City of Ft. Collins to
Horsetooth Reservoir (an extremely popular recreational destination
for many city residents), a number of mountain subdivisions, the town
of Masonville, and the mountains beyond. While the system of
collector streets which tie this development into the city street
system is not fully developed to urban standards, it is a system which
is used by numerous other residential developments, recreational
traffic from the city to outlying areas, and intracity traffic.
This subdivision will contribute incrementally to the traffic on this
road system and is prepared to pay a street improvement fee (as
stipulated in the Intergovernmental Agreement for the Ft. Collins
Urban Growth Area) which represents its equitable share of the cost to
improve the street system, just as other developments served by this
street system in the past have contributed their equitable share of
fees to the fund for street improvements.
Wildflower Ridge PUD
Public Street Capacity Waiver Request
A. The waiver will not result in any unplanned public expense for
provision of public services, improvements or facilities. It is totally
consistent with the City and County's joint planning policy of
encouraging infill development between existing developments within
the Urban Growth Area in an effort to most efficiently use existing
parks and recreational opportunities, utility and street networks to
serve new development. Standards for all contemplated development
conform to the County's urban street and site design criteria to insure
that future annexation can occur without extensive future capital
improvement costs.
B. The proposed PUD complies with the County's Urban Growth Area
requirements as well as the requirements of the Foothills overlay
zone. In addition, residential development is grouped in a manner
similar to the Cluster Development concept of the City of Ft. Collins'
Foothills Area.
Gross density falls within the prescribed limits of the County's
Foothills overlay zone, while net density approximates that which the
City deems desirable in its Cluster Development guidelines. Moreover,
74% of the lots are oriented to the south in an effort to encourage
solar energy usage.
Required open space is provided in one continuous band that surrounds
the residential cluster and ties together with open space in the
adjacent Fox Hills development as well as West County Road 38E to
create a network of open space conducive to use by both residents and
the wildlife which frequents this unique area close to the Front Range
of the Rockies. Although not under the control of this development,
this open space network should be easily extended through Fox Hills
PUD Phase 2'to tie into the Community Park proposed directly to the
south.
The highest ground of the site is dedicated to open space in an effort
to maintain development with as low a profile as possible. This is a
response to the concern for how the development will be viewed by
others in the city as they look towards the Front Range.
File #
UGA FORM 2
WAIVER REQUEST APPLICATION
Date of Application: il-4-Q3
1. Development Name: WI�OVJ15R R,11;61r-- (J D
Location: 2--7I -? W • wumT`( .Rq>- 38 -
Owner: &R&pjt uPsKY
Address 21,-) WGb\ 38 E
Urban Growth Area Name: FT CowNS
2. Type of Waiver Requested (check one)
Public Sewer
Public Street Capacity
1/6th Contiguity
Phone:- 22-3 `' 4 39 2.,
3. Please attach a typed report that fully answers the following questions:
(5 copies)
Check if submitted
a. Will the waiver result in unplanned public expense for provision
of public services, improvements or facilities?
Xb. How is the waiver consistent with the intent and purpose
of the County and adjoining municipalities' comprehensive
plans and policies?
Xc. How is the waiver consistent with the!intent and purposes
of the Supplemental Regulations (See Article IV Para. A-
H )'?
d. What are the exceptional circumstances applying to the property
which do not apply to other property located inside the
Urban Growth Area?
e. What actions are contemplated by the developer to insure
that the waiver willnot create unsafe traffic conditions,
undesirable sanitary conditions or adverse environmental
influence in the area?
4. For public street capacity waiver request attach four (4).copies of a
traffic analysis in the format approved by the County and City Engineers
of ice.
Check if traffic report submitted
PLANP/A)G ST4 F
5. I have read and consent to the minimum,waiver conditions (Article V,
Paragraphs C. 2 & 3 Supplemental Regulations).
Signature of 9pplicadt LCPZ-116 (5/84)