City of Laramie Planning Division P.O. Box C Laramie, WY 82073

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1 City of Laramie Planning Division PO Box C Laramie, WY Planning: (307) Fax: (307) LARAMIE PLANNING COMMISSION JULY 11, 2016 STAFF REPORT FILE: REQUEST: LOCATION: PP Stagecoach Subdivision Preliminary Plat A Preliminary Plat proposing 23 residential lots Generally located at the northwest corner of Beaufort and 22 nd Streets APPLICANT(S)/AGENT: BLT, LLC / Christie Roberts (Gertsch-Baker Engineering & Design) OWNER: JD Romsa PURPOSE: Residential lots for future sale CURRENT ZONING: R1 (Single-Family Residential District) PREPARED BY: Eric Conner, Associate Planner RECOMMENDED MOTION: Move to recommend that the City Council approve PP Stagecoach Subdivision Preliminary Plat based on findings of fact and conclusions of law, subject to all staff s recommended conditions APPLICABLE CITY CODE SECTION(S): Preliminary Plats must be reviewed by the Planning Commission and City Council Planning Commission action is forwarded to the City Council as a recommendation Laramie Municipal Code Title 15, Unified Development Code Wyoming State Statutes Title 15 Cities and Towns, Article 5 Planning Wyoming State Statutes Title 15 Cities and Towns, Article 6 Zoning Wyoming State Statutes Title 34 Property Conveyances and Security Transactions, Chapter 12 Platting and Dedication 2007 Laramie Comprehensive Plan BACKGROUND This Preliminary Plat proposes 23 residential lots fronting three cul-de-sacs on 715 acres Deadwood Court is to be developed on the western portion of the subdivision, Smoky Hill Court in the center, and Yellowstone Court on the east

2 July 11, 2016 PP Stagecoach Subdivision Preliminary Plat SURROUNDING LAND USE AND ZONING: The property is currently zoned County Commercial and is developed with veterinary clinic, stables and a barn Subject Property Future Land Use Designation (Map 32) Zoning Land Use (SR) Suburban Residential R1 (Single-Family) Single-Family Homes North (SC) Suburban Commercial TO (Technology and Office) Cirrus Sky Tech Park East (SR) Suburban Residential R1 (Single-Family) Single-Family Homes South (SR) Suburban Residential R1 (Single-Family) Single-Family Homes West (SR) Suburban Residential R1 (Single-Family) Single-Family Homes APPLICABILITY TO THE COMPREHENSIVE PLAN: Parks and Recreation Master Plan The recently adopted 2016 Parks and Recreation Master Plan recommends a Shared Use Path along the ridgeline immediately to the north of this development Future designs can establish a connection between the approved ridgeline trail and Smoky Hill Court or a designated pedestrian connection path between two of the proposed cul-de-sacs Future Land Use: The site is classified as Suburban Commercial on the Comprehensive Plan s Future Land Use (FLU) Map (Map 32), as is surrounding land to the east, south and west Suburban Residential areas are described in the Laramie Comprehensive Plan as typical contemporary suburban neighborhoods with larger lots, privacy fences, and open areas The area to the north is designated as Suburban Commercial and is currently being developed as the Cirrus Sky Tech Park PROJECT DESIGN ASPECTS: Drainage: The land is not presently developed Drainage is proposed to be collected at Beaufort Street and directed to an existing detention area generally located at 22 nd Street and Nighthawk Drive south of the project site Page 2

3 July 11, 2016 PP Stagecoach Subdivision Preliminary Plat Water and Sewer Service: This subdivision will be served by City of Laramie water and sewer services Roadways Three new roads are proposed to be dedicated with this Preliminary Plat, Deadwood Court, Smoky Hill Court, and Yellowstone Court The subdivision is adjacent to Beaufort Street which is shown as a Minor Arterial on the Major Street Plan, and 22 nd Street which is shown as a Collector Street on the Major Street Plan City Staff is not recommending additional improvements to these two roads Access The properties are to be accessed by driveways connecting to proposed cul-de-sacs No individual lot access will be established on Beaufort Street or 22 nd Street ANALYSIS OF REQUIRED FINDINGS FOR PRELIMINARY PLATS: The following findings must be made in the affirmative in order to approve the Preliminary Plat: 1 The proposed plat complies with the minimum lot size and dimension required by the zoning district in which the plat is located: Staff Response: The property is currently zoned Single-Family Residential The lots created comply with the minimum lot area as required by the City of Laramie Municipal Code, with the exception of the lots created to be dedicated to the City for the creation of pedestrian access paths 2 The proposed plat complies with the design requirements of Laramie Municipal Code, Chapter 15: Staff Response: Staff from the appropriate City departments have reviewed the plat, and are satisfied that the design elements in Chapter 15 (Unified Development Code) have in general been met Conditions regarding driveway access and adjacent rights-of-way are stipulated in staff s recommended conditions 3 Future development can be adequately served by public services and infrastructure, including water, sewer and other utilities: Staff Response: No public utilities currently serve the proposed lots Lots within the subdivision will be eligible for connection to private utilities and eligible for US Postal Service mail delivery Costs for these services are borne by the developer Solid waste will be contracted to be removed from the proposed subdivision by separate contracts with a private service provider City staff initially expressed concerns regarding the availability of water for this subdivision The applicant has provided a memorandum with calculations showing the area meets required standards for water, this memorandum is one of the included attachments on this staff report Water and sewer will be provided by the City of Laramie The project design complies with applicable standards Page 3

4 July 11, 2016 PP Stagecoach Subdivision Preliminary Plat PUBLIC COMMENTS: Legal notice was published in the Laramie Boomerang on June 25, 2016 Letters were sent to surrounding property owners within 300 feet of the subject property on June 22, 2016 Staff has received no public comments to date concerning this proposal CONCLUSION OF PRELIMINARY PLAT FINDINGS AND FINDINGS OF LAW: Findings of Fact: The Preliminary Plat has been conditioned to comply with applicable and necessary design and subdivision requirements of Laramie Municipal Code Titles 15 The Preliminary Plat conforms to the Major Street and Highway Plan Conclusions of Law: The petitioner is proceeding in accordance with the applicable requirements of the Laramie Municipal Code Title 15 STAFF RECOMMENDATION: Staff recommends that Planning Commission recommend that the City Council approve PP Stagecoach Subdivision Preliminary Plat based on findings of fact and conclusions of law, subject to the following conditions: 1 Concurrent with final plat submittal: a) The applicant shall submit a striping plan showing no parking areas within cul-de-sac bulbs and clear vision triangles for City review and approval 2 The following Trail (Multi-Use Path) improvements shall be required as part of the final plat(s): a) An 11 wide shared-use path shall be constructed on Block 1, Lot 4, Block 2, Lots 6 and 4, and Block 3, Lot 4 to provide pedestrian connection between the cul-de-sac bulbs The multi-use path shall be 11 wide and designed in accordance with City Standards and the standards of the 2012 AASHTO Guide for Development of Bicycle Facilities Trail shall be constructed out of concrete 6 deep as designated by the City of Laramie Parks and Recreation Master Plan and City Standard Detail CS-6 3 Block 1 Lot 4, Block 2 Lots 6 and 4, and Block 3 Lot 4 shall be dedicated to the City for the purpose of maintaining the established shared-use path 7/11/16: Block 1 Lot 4, Block 2 Lots 6 and 4, and Block 3 Lot 4 shall be dedicated to the City for the purpose of Park and Open Space Dedication and that the amount of land dedicated in these lots shall equally reduce the amount of Land to be Dedicated and/or Fees in Lieu as required by Code Section B 4 Engineering final design drawings shall be submitted for City review and approval as part of the final plat(s) The following infrastructure improvements shall be required: a) Deadwood Court shall be constructed as a Residential Local Street with either a 40 or 46 roadway width within a 60 right-of-way b) Smoky Hill Court shall be constructed as a Residential Local Street with either a 40 or 46 roadway width within a 60 right-of-way Page 4

5 July 11, 2016 PP Stagecoach Subdivision Preliminary Plat c) Yellowstone Court shall be constructed as a Residential Local Street with either a 40 or 46 roadway width within a 60 right-of-way d) Final engineering plans for each final plat shall include design drawings for any required infrastructure improvements Design drawings shall conform to the material standards as noted in the preliminary plan and profile drawings and be provided to the City for review and approval at the final plat stage All infrastructure improvements (streets, trails, utilities) shall be designed in accordance with City requirements e) Final Design drawings shall show stop signs for cul-de-sacs accessing Beaufort Street 5 Prior to approval of the applicable final plat(s), the developer shall enter into a Development Completion Agreement for required public improvements for Deadwood Court, Smoky Hill Court, and Yellowstone Court The financial security shall be 125% of the City Engineer s approved estimate for the required improvements Signed copies shall be provided before a final plat is scheduled for City Council agenda 6 Final plat survey shall be tied to a section corner 7 Each lot shall be afforded a maximum of one access No access shall be given directly to Beaufort Street and a note indicating the access restriction easement prohibiting access to Beaufort Street and 22 nd Street shall be added to the Final Plat ATTACHMENTS: 1 Vicinity Map (1 page) 2 Proposed Preliminary Plat: Stagecoach Subdivision (1 page) 3 Water Memorandum (9 pages) Page 5

6 LU S 22ND CU MU AMES FA LC O N PP TT LE 23RD TRABING 22ND H IL LT O P F O X R E D TA I L BEAUFORT DILLON BA NIGHTHAWK EDWARD S TULLIS PP Stagecoach Subdivision Preliminary Plat ^ Feet This Data contained herein was compiled from various sources for the sole use of the City of Laramie REVIEW OF THIS DATA FOR ACCURACY AND ANY NECESSARY EDITING HAS NOT BEEN COM PLETED AT THIS TIME Any use of the data by anyone other than the City of Laramie, and its members, is at the sole risk of the user; and by acceptance of this data, the user does hereby hold the City of Laramie, and its members, harmless and without liability from any claims, costs, or damages of any nature against the City of Laramie, including cost of defense arising from improper use of data, or use by other party Acceptance or use of this data is done without any expressed or implied warranties

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9 ATTACHMENT A

10 Y:\BaseLayers\WY\2015 Laramie Water Master Plan\15_0814_ALL INCLUSIVE MAPmxd 5/24/2016 9:13:15 AM jrasc Legend River Highways Municipal Boundary " T U Tanks Water Mains 2-6 IN 8-10 IN IN Deadwood Court IN IN > 36 IN Master Plan Source: 2015 Laramie Water December 14, 2015 Max Day Pressure BEAUFORT TRABING Pumps SKYLINE RD LARAMIE, WY (307) File: WWDC Drawn By: JRA Checked By: JRA Date: 10/01/2015 Scale:1"=4000

11 DEADWOOD COURT - FIRE FLOW Project Description Friction Method Hazen-Williams Formula Solve For Pressure at 2 Input Data Pressure psi Elevation ft Elevation ft Length ft Roughness Coefficient Diameter 067 ft Discharge gal/min Results Pressure psi Headloss 865 ft Energy Grade ft Energy Grade ft Hydraulic Grade ft Hydraulic Grade ft Flow Area 035 ft² Wetted Perimeter 209 ft Velocity 959 ft/s Velocity Head 143 ft Friction Slope ft/ft 5/13/2016 2:50:14 PM Bentley Systems, Inc Haestad Methods Solution Bentley Center FlowMaster V8i (SELECTseries 1) [ ] 27 Siemons Company Drive Suite 200 W Watertown, CT USA Page 1 of 1 You created this PDF from an application that is not licensed to print to novapdf printer (

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13 ATTACHMENT B

14 Y:\BaseLayers\WY\2015 Laramie Water Master Plan\15_0814_ALL INCLUSIVE MAPmxd 5/24/2016 9:13:52 AM jrasc Legend River Highways Municipal Boundary " T U Tanks Water Mains 2-6 IN 8-10 IN IN Deadwood Court IN IN > 36 IN Master Plan Source: 2015 Laramie Water December 14, Peak Hour Conditions BEAUFORT TRABING Pumps 611 SKYLINE RD LARAMIE, WY (307) File: WWDC Drawn By: JRA Checked By: JRA Date: 10/01/2015 Scale:1"=4000

15 DEADWOOD COURT - PEAK HOUR Project Description Friction Method Hazen-Williams Formula Solve For Pressure at 2 Input Data Pressure psi Elevation ft Elevation ft Length ft Roughness Coefficient Diameter 067 ft Discharge 651 gal/min Results Pressure psi Headloss 000 ft Energy Grade ft Energy Grade ft Hydraulic Grade ft Hydraulic Grade ft Flow Area 035 ft² Wetted Perimeter 209 ft Velocity 004 ft/s Velocity Head 000 ft Friction Slope ft/ft 5/13/2016 3:06:04 PM Bentley Systems, Inc Haestad Methods Solution Bentley Center FlowMaster V8i (SELECTseries 1) [ ] 27 Siemons Company Drive Suite 200 W Watertown, CT USA Page 1 of 1 You created this PDF from an application that is not licensed to print to novapdf printer (

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17 FOLLOWING ITEM PROVIDED BY APPLICANT DURING JULY 11 TH PLANNING COMMISSION MEETING

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