Town of Silverthorne Agenda Memorandum

Transcription

1 Town of Silverthorne Agenda Memorandum TO: Planning Commission THRU: Matt Gennett, Planning Manager FROM: Lina Lesmes, Senior Planner DATE: June 5, 2018 SUBJECT: Smith Ranch Final Plat, Filing No. 1

2 Town of Silverthorne, Colorado Planning Commission Staff Report From: Thru: Lina Maria Lesmes, AICP, Senior Planner Matt Gennett, AICP, Planning Manager Date: May 31, 2018, for meeting of June 5, 2018 Subject: Owner: Applicant: Proposal: Smith Ranch Final Plat, Filing No. 1 (PT ) Town of Silverthorne Tim Crane and Blake Shutler, Smith Ranch Development, LLC. Final Plat for Filing No. 1 of the Smith Ranch Subdivision. Filing No. 1 proposes 25 single family and duplex lots, an open space tract, a tract for future development of townhomes, the extension of the Ruby Ranch Road, and the creation of portions of Smith Ranch Road, Haymaker Street, and utility, drainage, and access easements. Legal Description: Tract D, Smith Ranch Subdivision Site Area: Zone District: 8.55 acres or 373,354 square feet Smith Ranch PUD Site Conditions: Construction of the extension of Adams Avenue began May 1, Adjacent Uses: North: Willowbrook Meadows Subdivision (R-6) South: Kum & Go gas station (C-1) and vacant land (R15) East: Tract A, Smith Ranch Subdivision (PUD) West: Ruby Ranch Subdivision Summit County (R-P) PREVIOUS COUNCIL ACTION: In November of 2008, the Town purchased the 51.5 acre parcel referred to as the Smith Ranch residential property, as a land-banking opportunity for the future development of a workforce housing neighborhood. On August 1, 2017, following an RFP process, Town Council selected Compass Homes Development, LLC, as the developer of the Smith Ranch neighborhood. Since that time, Town Council has approved the following development applications: March 28, Preliminary PUD for the Smith Ranch neighborhood. April 11, Minor Subdivision and Disturbance Permit Application for the Smith Ranch Subdivision, creating five developable tracts, and the Adams Avenue right-of-way through the Smith Ranch properties.

3 May 9, Preliminary Residential Subdivision for Filing No. 1 of the Smith Ranch Subdivision, located on Tract D of the Smith Ranch Subdivision. May 23, Development Agreement and associated Restrictive Covenant for the Smith Ranch Development. May 23, First reading of Ordinance , an Ordinance approving the Smith Ranch Planned Unit Development (PUD). Second reading of the ordinance is scheduled for the June 13, 2018 public hearing. BACKGROUND: The Smith Ranch Final Plat for Filing No. 1 proposes to create 17 single family lots and 8 duplex lots, for a total of 33 residential units. The Ruby Ranch Road right-of-way, most of which is currently located in an easement, is proposed to be extended from the westernmost boundary of Tract C-2 to its intersection with Smith Ranch Road. Portions of 50-foot right-of-ways are also proposed for the public roads, Smith Ranch Road and Haymaker Street, each with a sidewalk on one side. Tract E is proposed to be created as the future Multi-Family (Townhome) Tract that is also a part of Phase 1. The first open space tract, consisting of 0.96 acres, is also being created and dedicated to the Town. STAFF COMMENTS FINAL SUBDIVISION PLAT: Residential Subdivisions are reviewed by Planning Commission and Town Council at the Preliminary and Final levels. Once lots are created through the Final Plat, the developer can proceed to construction of single family and duplex homes by obtaining building permits. The intent of the Final Subdivision review is to provide for the review of the final engineering plans, the subdivision improvements agreement, public dedications, and other legal agreements. Section d. requires that Final Plats be consistent with the following: 1. The Comprehensive Plan or other Town Master Plans; 2. Chapter 4 of the Town Code and other applicable standards; 3. The Planned Unit Development; and, 4. Adherence with the Public Notice requirements. Consistency with Silverthorne Comprehensive Plan: Town Council approved the Smith Ranch Preliminary Subdivision Plan for Filing 1 on May 9, 2018, with a finding that the subdivision was in compliance with the Comprehensive Plan. The Final Plat is in substantial compliance with the Preliminary Subdivision Plan. Town Council also approved the first reading of the ordinance approving the Final PUD for the Smith Ranch Neighborhood on May 23, 2018, finding that the PUD was in general conformance with the Comprehensive Plan. The Final Plat for Filing No. 1 evolves the vision established by the PUD for the site plan, the project phasing, the unit mix, site connectivity, and preservation of environmentally-sensitive areas. Consistency with Chapter 4 of the Town Code: Staff finds that the Final Plat for Filing No. 1 of the Smith Ranch Subdivision meets all applicable Town Code standards in Chapter 4 of the Town Code.

4 Because a PUD is contemplated as the zoning for the Smith Ranch Subdivision, the zoning standards in Chapter 4, Article IV, Zoning, and Article VI, Site Plan, do not apply. The proposed Final Plat meets all the requirements of Chapter 4, Article V, Subdivision, Section , Final Plat, including the intent, prerequisites, the review process, and the submittal requirements. All the standards in Section for the plat certifications have also been met. Chapter 4, Article VIII, details the Environmental Guidelines, and the Waterbody, Wetland and Riparian Protection Regulations. Small pockets of isolated wetlands exist in the vicinity of Filing 1 between Lots 1-10 and Ruby Ranch Road. The isolated wetlands are believed to be fed by irrigation ditches and water associated with the former hay meadow operation of the property, and it is unclear whether those wetland areas will survive following the removal of the irrigation water. On April 25, 2018, the US Army Corps of Engineers approved the jurisdictional determination of the wetland area between Lots 1-10 and Ruby Ranch Road, finding that they are non-jurisdictional, and, therefore, not regulated by the Clean Water Act. On March 28, 2018, Town Council approved the Smith Ranch Subdivision and Wetland Disturbance Permit Application (DPA) for the construction of Adams Avenue, and the associated utilities. That DPA proposed to mitigate the impacts to the wetlands by creating 21,803 square feet of new wetland areas. During the review of the Preliminary Subdivision Plan for Filing No. 1, it was determined that the grading associated with Lots 1-10 was within the required 25-foot, non-disturbance buffer area around wetlands. The Preliminary Subdivision for Filing No. 1 was approved with the following condition: 1. That all of the requirements of Chapter 4, Article VIII be addressed by either eliminating any disturbance in the wetland buffer zone, or processing a Disturbance Permit Application for any such disturbance. The applicant is proposing to amend the March 28, 2018 DPA and enlarge its scope to mitigate for the impacts to the wetlands and wetland buffers associated with the construction of Adams Avenue and Filing No. 1 grading. The proposed amendment to the DPA was submitted on May 30, 2018, and is scheduled for review by Planning Commission and Town Council in June or July of Consistency with the PUD: Staff finds that the proposed Smith Ranch Final Plat for Filing 1 meets the standards of the Smith Ranch PUD. Lots 1-25 are located within Planning Area 1, which is designated for single family and duplex residences. Tract E, the future development tract, is located within Planning Area 2, which is designated for Multi-Family uses. The Open Space Tract is located within Planning Area 6, which is designated for Open Space. Planning Areas According to the Smith Ranch PUD, Planning Areas are restricted in size. Planning Area 1 is restricted to acres, and Planning Area 2 is restricted to 9.1 acres. Filing 1 is approximately 8.55 acres, and within parts of Planning Areas 1, 2, and 6. Staff finds that the Final Plat Plan conforms to the PUD limitations.

5 Development Standards All lots and tracts have been designed such that the setback requirements in the PUD can be met. In addition, all lots proposed meet the minimum lot frontage requirement of 30 feet, and the minimum lot size of 2,000 square feet. Density The Smith Ranch PUD permits a maximum of 140 residential units within Planning Area 1. The subdivision proposes 17 single family residences and 16 duplex units, for a total of 33 units, not exceeding the density maximum. Parking The PUD requires 2 parking spaces per lot in Planning Area 1. As shown on Sheets 3 and 4, all units (except Lot 20) are proposed with a 2-car garage, meeting the minimum standard. Lot 20 is proposed to have one enclosed garage space and one exterior surface parking space. The PUD also states, visitor parking may be located in the driveway directly in front of the garage door, adjacent to the garage, or on the roads. The applicant is proposing 5 visitor parking spaces on the common element tract adjacent to Lot 20. Visitor parking is not proposed on-street in Filing 1. Utilities - The Public Works Department has determined that sufficient capacity exists to serve the development with both domestic water and sewer service. Water and sewer civil plans provided with the Final Plat submittal meet Town Standards. Public Notice Requirements: As required by Section 4-7-3, the Town mailed a public notice of the public hearings to owners within 200 feet, and published a public notice in the Summit Daily News on May 29, Subdivision Improvements Agreement: A Subdivision Improvements Agreement (SIA) is required with the Final Plat for all the public improvements associated with the proposed subdivision. The public improvements include the utility lines, as well as the public roads and associated sidewalks. The SIA is reviewed by Town Council. Public Dedications: Tract F is the first open space tract being created as part of Filing 1. Tract F is being dedicated to the Town as an Open Space Tract. STAFF RECOMMENDATION: The Community Development Department recommends approval of the Smith Ranch Final Plat for Filing 1, based on a finding that the criteria set forth in Section d have been met. Suggested Motion: I move to recommend approval of the Smith Ranch Final Plat for Filing No. 1. ATTACHMENTS: Exhibit A: Smith Ranch Final Plat for Filing No. 1 (Note: Staff has included some of the Civil Engineering Plans. A complete set of the Civil Engineering Plans is available upon request.)

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11 KEY MAP NOT TO SCALE RIGHT OF WAY CRUSHER FINES TRAIL AD PROPOSED MAILBOX KIOSK LOCATION AM SA VE. 409 Main Street Suite 207 Frisco, Colorado P BOULDER RETAINING WALL, REFER TO CIVIL SMITH RANCH RD. L-3 L-5 L-4 MA TC H E LIN, SH EE TL -3 DUMPSTER ENCLOSURE, REFER TO ARCHITECTURE HAYMAKER RD. HAYMAKER RD. SILVERTHORNE, CO SMITH RANCH PHASE 1 BOULDER RETAINING WALL, REFER TO CIVIL SMITH RANCH RD. MATCHLINE, SHEET L-5 OWNER: NOT FOR CONSTRUCTION WETLAND DATE: LEGEND 03/19/18 PSP-01 DECIDUOUS CANOPY TREE EVERGREEN TREE ES, LN MB DECIDUOUS ORNAMENTAL TREES SHEET TITLE: NATIVE SEED MIX CHECKED BY: DRAWN BY: R LANDSCAPE PLAN CONCRETE PAVING MATCHLINE Know what's L-4

12 DINING R KEY MAP NOT TO SCALE 409 Main Street Suite 207 Frisco, Colorado P L-3 LEGEND L-5 L-4 DECIDUOUS CANOPY TREE EVERGREEN TREE DECIDUOUS ORNAMENTAL TREES RIGHT OF WAY LANTERN ALLEY SMITH RANCH RD. MATCHLINE, SHEET L-3 SMITH RANCH PHASE 1 SILVERTHORNE, CO NATIVE SEED MIX OWNER: CONCRETE PAVING PROPOSED MAILBOX KIOSK LOCATION MATCHLINE HAYMAKER RD. RIGHT OF WAY BOULDER RETAINING WALL, REFER TO CIVIL NOT FOR CONSTRUCTION DATE: MATCHLINE, SHEET L-4 03/19/18 PSP-01 ES, LN MB CHECKED BY: DRAWN BY: Know what's SHEET TITLE: LANDSCAPE PLAN L-5

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