STAFF REPORT - SUMMATION. Saddle Ridge, 7 th Filing. Preliminary Plat Process CASE NUMBER: UDC SUBDIVISION CODE: SDRA-P

Transcription

1 STAFF REPORT - SUMMATION Saddle Ridge, 7 th Filing Preliminary Plat Process CASE NUMBER: UDC SUBDIVISION CODE: SDRA-P PREPARED BY: MEETING DATES: Josh Tetzlaff July 6, 2015 Planning Commission July 13, 2015 City Council REQUIRED DOCUMENTS SUBMISSION: The following required documents have been submitted and reviewed by staff. Complete Application Preliminary Plat Map Final Plat Map Drainage Worksheet Transportation Worksheet Environmental Impact Assessment PLANNING COMMISSION RECOMMENDATION: The Planning and Development office recommends approval of the Preliminary Plat, advancing it to the Governing Body. PLANNING COMMISSION UPDATE (7/6/15): At its regular meeting on July 6, 2015, the Planning Commission voted 4 to 1 to recommend approval of the preliminary plat. CITY COUNCIL RECOMMENDATION: The Planning and Development office recommends approval of the Preliminary Plat. 1

2 STAFF REPORT Saddle Ridge, 7 th Filing Preliminary Plat Process CASE NUMBER: UDC SUBDIVISOIN CODE: SDRA-P PREPARED BY: MEETING DATES: Josh Tetzlaff July 6, 2015 Planning Commission July 13, 2015 City Council OWNER: Saddle Ridge, LLC Attn: William J. Edwards 506 Shoshoni Street Cheyenne, WY AGENT: Edwards Development Attn: John Edwards 506 Shoshoni Street Cheyenne, WY PROJECT: Saddle Ridge, 7 th Filing Preliminary Plat WORK DESCRIPTIONS: Replat of Lot 2 & 3, Block 1, Saddle Ridge LOCATION: 1. Legal Description: Lot 2-3, Block 1, Saddle Ridge 2. Location: the southeast corner of the intersection of US-30 and Whitney Road. 3. Address: N/A SIZE: Total site: acres CURRENT ZONING: CB Community Business PROPOSED ZONING: MR-2 Medium Density Residential-Developing EXISTING LAND USE: Undeveloped PROPOSED LAND USE: Residential 2

3 SURROUNDING LAND USES: SURROUNDING LAND USE(S) ZONING ANNEXATION STATUS North Commercial County MU County South Single Family Residential MR-2 City East Single Family Residential AR City West Low Density Residential CB/MR-2 City EXECUTIVE SUMMARY: This preliminary plat is a replat to residential lots of land previously platted for commercial development. Currently, the area is platted for three commercial lots. Under the proposed preliminary plat, ninety (90) twin-homes will be built along the extension of two existing rightsof-way and two newly built rights-of-way. Within this preliminary plat, the developer is proposing a zone change to MR-2 Medium Density Residential-Developing. This zone change, along with the final plat, will need to come before the Governing Body before any residential development can take place in the subject area. PlanCheyenne has this area designated as Community Business. According to PlanCheyenne, Community Business can be located at the intersection of state highways and arterials, which is the current situation. Under the Community Business land use designation, residential development is not supported. According to Wyoming Statute , zoning regulations are to be made in conformance with the comprehensive plan. With a residential proposal for the project, a change will also need to be made to the Comprehensive Plan to change this area to a land use that allows residential uses so that the zoning and the comprehensive plan agree on the use. Due to meeting the review criteria found in Section of the Cheyenne Unified Development Code (UDC), staff recommends approval of the Saddle Ridge, 7 th Filing preliminary plat, advancing it to the Governing Body. 3

4 PLAT DATA: In reviewing, providing comments, and making recommendations and decisions on a proposed preliminary plat, the Staff, Planning Commission and City Council shall use the following criteria: PLANCHEYENNE - The application is in accordance with the development policies and physical patterns identified in the PlanCheyenne. In the future land use plan, PlanCheyenne, this area has been planned to be Community Business, which can also be recognized in the developer s original plan for the subject area. Community Business emphasizes a range of retail and office uses to serve neighborhoods and the community and region. Residential uses are not listed as an acceptable use. According to Wyoming Statute , zoning decisions must be made in accordance to the local comprehensive plan. To allow residential uses on this property, a change should be made to the comprehensive plan to a future land use that allows single-family residential. According to PlanCheyenne, an amendment can be proposed by a citizen and then proceeds to the Governing Body as an ordinance. Beginning the amendment process can be requested by a citizen. PLANNING - The application reflects sound planning and urban design principles with respect to existing and potential future development in the vicinity, including consideration of current and future streets, open spaces, blocks and lots, and public utilities or facilities. With this site being along US Highway 30, the subject property has a high amount of visibility. This location along US-30 and Whitney Road, which are both arterials, provides the desired characteristics for the Community Business land use stated in PlanCheyenne. The project is proposing forty-two (42) double frontage lots. Double frontage lots, which are lots that abut two streets but are not a corner lot, should be avoided but may be approved by the Governing Body. Recently, a commercial plat, US 30 Business Plaza, was approved. This was located at the southwest corner of Whitney Road and US Highway 30 August Though approved, this plat has not yet been recorded. Per Code, the approved plat expires February 2016 if it is not recorded with the County. There are two streets that are proposed to connect to the existing transportation network as well as two proposed cul-de-sacs. These streets create block sizes that meets the minimum requirements for the residential use that is proposed. There is a proposed lot on the south side of the project that has the developer would like to dedicate to the City to use for continuing Greenway extension. The Parks & Recreation Department has responded that they are open to the idea but would require further discussion before accepting the lot. Public utilities are available in the area for these properties to be connected too. STANDARDS - Division of land meets the purposes, intent, and all applicable standards in Article 4. Transportation Network: This preliminary plat has proposed to extend two existing streets, Campfire Trail and Horse Soldier, while constructing two new cul-de-sacs, Wilderness Court and Painted Rock Trail. The 4

5 two blocks meet the standards as required by Article 4 of the UDC for connections. Two additional connections are recommended for the number of units proposed but is not required. It is expected that all streets will comply with the current standards set forth in Section of the UDC, including detached sidewalk construction and tree lawn placement. Community Facility Fees: Park Fees: As outlined in Section c.2&3 and Table 4-1, UDC, Park fees are calculated as follows: Total Plat Area: 15.7 acres (less) ROW Area: 3.2 acres (less) Dedicated Area: 1.5 acres (equals) Park Fee Subject Area: 11 acres Land Acquisition Fee = $350 x 11 or $3,850 Infrastructure Fee = $350 x 11 or $3,850 (less) Previously Paid Fees = $500 x 15.7 = $7,850 Due to previously paid Community Facility Fees for the subject area, the applicant does not owe any Land Acquisition or Infrastructure fees. Though not owing the previously mentioned fees, the applicant will be subject to the Residential Enhancement Fee of $400 per Dwelling Unit (DU). This fee is payable at the issuance of each building permit. With the proposed 90 lots, the estimated Enhancement Fee for this project is $36,000. Open Space: With this development, a portion of the property is within a ¼ mile of the Saddle Ridge park to the south. This, along with proximity to Saddle Ridge Elementary and future proposed Greenway, allows this subdivision to meet exceptions for requiring open space. The applicant has proposed dedicating Lot 1, Block 1 to the Parks & Recreation department for greenway extension. The Parks & Recreation department has said they are open to the idea but would like further discussion before deciding. The developer has also proposed dedicating Lot 1, Block 2 to the Parks & Recreation department but the lot would be used for drainage purposes. The Parks & Recreation Department has stated they are not interested in Lot 1, Block 2 since there is no recreational value. PHASING - Any phasing proposed in the application is clearly indicated and demonstrates a logical and well-planned development pattern. This may include consideration of amenities and public facilities of the subdivision within each phase compared to the anticipated timing or the likelihood of future phases being constructed as planned. There is no phasing planned with this development. It is a replatting to residential lots of previously platted commercial lots. STUDIES - The impacts identified in specific studies or technical reports that were prepared or requested to be prepared in association with the application, and whether the findings and recommendations of these reports, or any modifications or conditions on approval of the application, can mitigate these impacts. 5

6 With this preliminary plat, the required drainage and transportation worksheets were submitted. The Engineering Department found these worksheets to be satisfactory at this stage in the development. ZONING - All proposed lots shall be buildable lots according to the existing or proposed zoning district standards, and result in site design and development patterns that meet the Intent and Applicability statements of the existing or proposed zoning district. All parcels not proposed as buildable lots and which are not dedicated to and accepted by the City shall have a clearly defined entity responsible for ongoing maintenance. The applicant is proposing a zone district of MR-2 Medium Density Residential-Developing for this replat. All the proposed lots are buildable according to the MR-2 standards. The proposed development, twin-homes, will meet the Intent and Applicability of the district and will continue existing development patterns. Those lots that are not being built on are being proposed to be dedicated to the City for drainage and greenway purposes. This zone district is not supported by PlanCheyenne for this location. It has been recommended to the developer that a request for a Comprehensive Plan Amendment should be made if the MR- 2 zone district is desired. SURROUNDING DEVELOPMENT - The application will not create any undue influence on existing or potential development for adjacent property considering the existing zoning and Comprehensive Plan policies for that property. With similar development patterns in the area, this application is not expected to create any undue influence on the neighborhood considering existing zoning of surrounding properties. It will have undue influence on the area considering the Comprehensive Plan. With PlanCheyenne calling for Community Business in this parcel, the area will develop with a different intensity of use than planned. If the Governing Body would like to continue with this proposed development, a change to the Comprehensive Plan should be made. REVIEWERS w/ COMMENTS: - Board of Public Utilities (Linda Gunter) o With the requested zone change from two commercial lots to ninety residential lots. The Owner / Developer is responsible for verifying the remaining available sewer capacity of the existing sewer system in the area to serve this project. The property Owner/developer shall be required to extend the sanitary sewer utilities from their current location to the farthest point (or points) of the property being developed. This utility extension shall be to a point (or points) that are logical for projected future connections, as determined by the BOPU and the property owner/developer. - City Engineer (Nathan Beauheim) o For the proposed 90 buildable lots, Section f.3.b recommends at least three connections be provided to the major street network. If Countryside is considered to be a Collector (a big if), this proposal only has two. - City Surveyor (Jack Studley) o Boundary data and legal descriptions appear in order. - County Assessor (Clarice Blanton) 6

7 o We are currently assessing Saddle Ridge LLC for the property proposed as Saddle Ridge, 7th Filing. No Dedication was found. o Wilderness Trail and Wilderness Court are too similar and may be confusing. As Wilderness Trail exists in other areas suggest changing Wilderness Court. o What is the proposed use for Lot 1, Block 1 and Lot 1, Block 2? The Computation Table shows 2 Giftable Lots. Who will be the receiving these lots and will it be through a deed? - Development Department (Josh Tetzlaff) o Please remove the word Subdivision from the Title Block o PlanCheyenne has a future land use designation of Community Business for this property. For residential uses to be present, PlanCheyenne will need to be amended. - Engineering Department GIS/Tech (Gary Stogsdill) o Rename Wilderness Court. Cannot access from Wilderness Trail. Can be confusing for addressing and emergencies. - Fire Department (Jim Schamerhorn) o Final Plat will require fire hydrant placement spacing pursuant to IFC Appendix C. - Laramie County School District #1 (Chris Hout) o The area of the plat falls within the East Triad, with Saddle Ridge Elementary, Carey Junior High and East High schools as the respective home school students would register with and attend if space is available. The plat falls within the walk area for elementary. Students attending junior high and senior high would be eligible for busing. o The current enrollments for each of these schools are as follows: Saddle Ridge - at or over capacity, no space available. Note -- 2 modular classroom buildings (4 classrooms) will be placed on site over the summer of 2015 to help in accommodating additional boundary students. It is also anticipated that Saddle Ridge will be one of the schools included in the new Meadowlark Elementary 5th and 6th grade boundary. The current anticipated schedule for the opening of the new Meadowlark school is August of Bussing to Meadowlark will be provided. Carey Junior High - slightly below capacity. East High -- at or above capacity -- very limited space may be available for particular grades. - Metropolitan Planning Office (Nancy Olson) o This major change in land use should require an amendment to the Master Land Use Plan, PlanCheyenne. The process for updating the Plan is included in the document. Since the City and County PlanCheyenne is now different there is a process to notify the County too. o There are very few opportunities for commercial development within the eastern side of Cheyenne. Given 1,100 homes in Saddle Ridge alone, it seems to be a lost opportunity to take away commercial zoning. With no commercial with the entire Saddle Ridge Neighborhood, all residents must drive to any store for goods and services. o If this land use goes forward the subdivision needs at least one, if not two more points of access onto Countryside. One at Wilderness Court and another at Painted Rock trail. Section f.3.b. UDC page Parks & Recreation Department (Teresa Moore) o P & R will not accept the detention pond (Block 2, Lot 1) as it does not serve a public recreational purpose. o At this time, it does not appear that Lot 1, Block 1 serves a public recreational purpose unless the developer has something in mind. This is open for discussion. o Per MOU with developer, developer shall construct 8-10 pathway along Countryside Avenue. - Suncor Pipeline (Megan Romano) o Please see Suncor easement provisions of record REVIEWERS w/o COMMENTS: 7

8 - Building Department (Amanda Barto) - Charter (Kurt Quinlivan) - Cheyenne Light, Fuel, & Power (Jack Wyatt) - Development Department (Brandon Cammarata) - Engineering Department Drainage (Mike Vinson) - Engineering Department General (Nathan Beauheim) - Engineering Department Traffic (Nathan Beauheim) - Environmental Health Department (Jennifer Escobedo) - Urban Planning (Matt Ashby) - WyDOT (Randy Griesbach) REVIEWERS NOT RESPONDING: - CenturyLink (Bob Bates) - County Attorney (Mark Voss) - County Clerk (Vicki Swanson) - High West Energy (Lloyd Sisson) - Phillips Pipeline (David Soukup) OTHER COMMENTS RECEIVED: - None Encl: cc: Preliminary Plat Map Aerial Map Owner Agent/Applicant File 8

9 Saddle Ridge, 7th Filing Preliminary Plat US US 30 UN CO 30 ID YS TR R FIRE WALKE N MEDICINE MA HORSE SO WHITNEY WI LD RU Applicant: Saddle Ridge, LLC, William Edwards Agent: Edwards Development, John Edwards Zoning ± MU (County) CB ES S 375 Feet 750 Future Land-Use Mixed-Use Commerical Community Business City AR (County) LDIER ST IC 0 Application Number: Preliminary Plat: UDC ER N E MR-2 Urban Residential This map is made possible through the Cheyenne and Laramie County Cooperative GIS (CLCCGIS) Program and is for display purposes only. The CLCCGIS invokes its sovereign and governmental immunity in allowing access to or use of this data.

10