December 1, 2005
Planning Approves Pine Ridge
By Lynda James, Correspondent
FAIRPLAY, Colo. — On Nov. 15, the Park County Planning Commission approved the final plat of Pine Ridge planned unit development.
The Board of County Commissioners will meet on Dec. 14 at 7 p.m. at Platte Canyon Fire Protection District (top of Crow Hill) to hold a public comment period.
The BOCC will take up the matter on Dec. 15.
The 374-acre PUD consists of approximately 450 houses located on 279 acres, 18 acres of commercial development and 153 acres of open space. Most residential lots range from a quarter to a third of an acre.
The Will of the Wisp Metropolitan District will serve the development with central water and sewer.
The Park County Road and Bridge Department agreed to several variances to road standards including length of cul de sacs, road grades and curve length.
Developer Pine Ridge Residential, LLC has agreed to complete a grade separated intersection at Wandcrest Boulevard and U.S. 285 when residential development begins.
The Jefferson County Planning and Zoning Department submitted a letter listing concerns regarding lack of evidence of adequate water supply, traffic impacts and adequacy of the drainage and grading plans.
The Teller-Park Conservation District submitted a letter outlining constraints to building on small lots, adequacy of drainage and erosion control.
The Colorado Water Engineer’s office stated a water resource report was needed before the office could comment on the adequacy of the water supply in terms of quality, quantity and dependability.
Intermountain Rural Electric Association submitted a letter stating IREA has not resolved issues regarding the existing transmission lines and electric distribution facilities on the property. IREA recommended delaying the approval until a solution is reached.
The development lies within the Elk Creek and Platte Canyon Fire Protection districts. The districts worked together on requirements for the PUD and listed 12 fire protection requirements. The districts approved three road grades of 10 percent and two cul de sacs greater than 1,000 feet in length.
The Colorado Forest Service recommended revision of the Forest Management Plan.
Park County Sheriff Fred Wegener said the PUD would require an additional deputy and related equipment.
Will of the Wisp Metropolitan District attorney Richard Toussaint said the district was still working with the developer to finalize a contract to provide water and sewer. Four issues to resolve include who will maintain the open space, drainage infrastructure, emergency access and providing the Will of the Wisp Metropolitan District with $300,000 to resurface existing roads after the wastewater treatment plant is enlarged.
Toussaint said the district could provide 26 more water taps before water from Elk Creek would need to be developed. He said the district owned adequate water rights and had measured physical water on Elk Creek to prove adequate supply.
Will of the Wisp Metropolitan District President Rick Angelica addressed water covenants and a plat note regarding road maintenance. He said TEC Engineering will soon provide the application for a water project 1041 special permit.
Will of the Wisp Metropolitan District board member Lynn Louvar addressed needed changes to the covenants regarding use of trails, number of pets, satellite dish locations and trash. She urged the Planning Commission to eliminate street lights from the PUD.
Several residents from Woodside subdivision said their property values would be impacted and asked that the final engineering for the water supply infrastructure be completed and all necessary easements obtained before approval.
Developer Alan Fishman said the final water supply design would be finished before the BOCC hearing.
Vera Dunly said she had been researching homesteads and water rights on Elk Creek for several years. She challenged the legality of the Glassman Ditch 2 water rights to divert water from Elk Creek by the Will of the Wisp Metropolitan District.
Park County Attorney Steve Groome said water court needed to rule on any water right challenges.
Planning Commissioner Briggs Cunningham discussed steep slopes, moving lots into a wildlife corridor, lots where storm runoff cannot be contained and possible erosion problems.
My Woodside Home Page