LARAMIE COUNTY PLANNING & DEVELOPMENT DEPARTMENT Planning Building MEMORANDUM TO: FROM: Laramie County Planning Commission Seth Frentheway, Associate Planner DATE: August 23, 2018 TITLE: Review and recommendations on the Preliminary Development Plan for Destin Heights, located in a portion of Section 24, T.14N., R.66W., of the 6th P.M. Laramie County, WY. EXECUTIVE SUMMARY Steil Surveying, on behalf of Land Investment, LLC, has submitted a Preliminary Development Plan application for Destin Heights located south & west of the intersection of Christensen Rd & Beckle Rd. The application has been submitted in order to prepare for subdivision of approximately 105 acres into (20) 5-acre single-family residential tracts with open space area. This application is being run concurrently with a zone change application, requesting a change in zone district from A2 - Agricultural to AR Agricultural Residential to allow a reduction in the minimum lot size requirement to 5 acres for the future subdivision. The subdivision permit and plat cannot be approved if the zone change is not approved, given the minimum lot size requirements. BACKGROUND The subject property is un-platted and is surrounded by rural residential and agricultural properties of varying acreage, but predominately 5 acre tracts. Pertinent Regulations Section 2-1-100 of the Laramie County Land Use Regulations governing the requirements for submittal of a Preliminary Development Plan. 3966 Archer Pkwy Cheyenne, WY 82009 www.laramiecountyplanning.com Phone (307) 633-4303 Fax (307) 633-4616 Page 1 of 3
DISCUSSION The Laramie County Comprehensive Plan (2016) designates this area as URI (Urban Rural Interface), intended to accommodate a mix of more intensive land uses than other areas. Large lot, low density residential or intensive agricultural uses are generally less suitable. Water and sewage disposal shall be provided by individual well and septic systems. The 4.51 acres of open space area (Common Use) has been included in lot size calculation, resulting in an average gross lot size of 5.23 acres, which should meet the minimum requirements for septic system permits. This property is NOT located within the 201 Area Facility Management Plan. According to the Order of the State Engineer for the Laramie County Control Area dated April 1, 2015, this property lies outside the Conservation Area. A subdivision of more than 5 lots requires submittal of a Chapter 23 study to the Wyoming Department of Environmental Quality (DEQ). Approval from DEQ, in the form of a Non- Adverse Recommendation, is required prior to recordation of the plat. All developments consisting of more than twelve (12) residential lots are required to have two (2) individual points of access into the subdivision. The plan proposes access from Christensen Rd and Beckle Rd which will be gravel-surfaced and privately maintained. A letter requesting waiver of a traffic impact study was submitted with the application. The County Engineer has concurred with the waiver request. Agency review comments were received regarding open space ownership and maintenance, zoning restrictions, drainage report requirements, road access restrictions for Tracts 1, 16 and 17, and small wastewater system permitting. No public comment was received in response to the neighbor notice mailing. Agency comments shall be addressed per the recommendations of this staff report. RECOMMENDATION and FINDINGS Based on evidence provided, staff recommends the Planning Commission find that: a. This application meets the criteria for a preliminary development plan pursuant to section 2-1-100 of the Laramie County Development Regulations. and that the Planning Commission provide the following recommendations concerning the Destin Heights Preliminary Development Plan: 1. Ingress/egress and radius of the cul-de-sac shall meet the requirements of the Laramie County Fire District for adequate fire apparatus access and turnaround. 3966 Archer Pkwy Cheyenne, WY 82009 www.laramiecountyplanning.com Phone (307) 633-4303 Fax (307) 633-4616 Page 2 of 3
2. A detailed drainage study shall be submitted with the subdivision permit & plat application, and approved by the County Engineer. 3. Evidence of submittal of the Chapter 23 Study to DEQ shall be provided with the subdivision permit & plat application. 4. Road construction standards shall be submitted and approved by the County Engineer and Public Works. 5. A private road maintenance agreement shall be approved by County Public Works and the County Engineer prior to plat recordation. 6. Proof of DEQ approval, in the form of a Non-Adverse Recommendation, shall be provided prior to plat recordation. PROPOSED MOTION I move to approve recommendations 1-6 for the Destin Heights Preliminary Development Plan and adopt the findings of fact a of the staff report. ATTACHMENTS Attachment 1: Location Map Attachment 2: Aerial Map Attachment 3: Comprehensive Plan Map Attachment 4: Agency Comments Report Attachment 5: Preliminary Development Plan - Revised 08.08.18 3966 Archer Pkwy Cheyenne, WY 82009 www.laramiecountyplanning.com Phone (307) 633-4303 Fax (307) 633-4616 Page 3 of 3
BRAEHILL RD HAZER CT COWBOY RD OASIS ST COLUMBIA DR BRAEHILL RD SUMMIT DR THOMAS RD COX CT BONNIE BRAE LOOP HIGHLAND RD GLENCOE DR GLENCOE DR DELL RANGE BLVD ETTA PL ELIZABETH RD DORSEY RD E FOUR MILE RD SAYKALLY RD BLAZING STAR RD LARAMIE ST AZT TATE RD E C DR CHRISTENSEN RD HARVEST LOOP CHRISTENSEN RD E PERSHING BLVD ARCHIES RD BONITA PL YARINA WAY AZTEC DR STONE TRL RILLEY RD EMILY DR VERA LN RED MESA RD E FOUR MILE RD REESE RD REESE RD REESE RD ASPEN POINTE LN REESE RD E PERSHING BLVD STAGECOACH RD SURREY RD BUCKBOARD RD ORCHARD DR CHERRY WOOD LN CHOKE CHERRY RD WESTEDT RD WESTEDT RD WESTEDT RD WESTEDT RD I-80 I-80 Cheyenne/Laramie County GIS Cooperative Program Laramie County, Wyoming Destin Heights Pre Dev Plan ---------------------- PZ-18-00162 ---------------------- Location Map Legend Streets Classification Subject Property Interstate Arterial Collector Local Platted, Not Built Private Rail Road Driveway Property Lines Printed on August 14, 2018 5 0 1,500 3,000 Feet This map is made possible through the Cheyenne and Laramie County Cooperative GIS Program (CLCCGIS). The data contained herein was collected for its use and is for display and planning purposes only. The CLCCGIS will not be held liable as to the validity, correctness, accuracy, completeness, and/or reliability of the data. The CLCCGIS furthermore assumes no liability associated with the use or misuse of this information.
LUPINE TRL CHRISTENSEN RD CHRISTENSEN RD SMOKEBRUSH DR SMOKEBRUSH DR Laramie County, Wyoming Destin Heights Preliminary Development Plan PZ-18-00162 Aerial Map Legend Streets Classification Interstate Arterial Collector Local Platted, Not Built Private FIRETHORN LN Rail Road Driveway CHRISTENSEN RD United States Department of Agriculture Property Lines Printed on July 9, 2018 5 0 250 500 This map is made possible through the Cheyenne and Laramie County Cooperative GIS Program (CLCCGIS). The data contained herein was collected for its use and is for display and planning purposes only. The CLCCGIS will not be held liable as to the validity, correctness, accuracy, completeness, and/or reliability of the data. The CLCCGIS furthermore assumes no liability associated with the use or misuse of this information. Feet
DORSEY RD BUTTERCUP DR CHICKADEE DR BLAZING STAR RD BLAZING STAR RD LUPINE TRL BLAZING STAR RD Future Land Use Districts OTHER Urban-Rural Interface (URI) Rural Metro (RM) Rural Ag Interface (RAI) Ag & Range Land (AGR) URI HORIZON LOOP CHRISTENSEN RD CHRISTENSEN RD CHRISTENSEN RD RM SMOKEBRUSH DR FIRETHORN LN FIRETHORN LN CRAIGY-J DR Cheyenne/Laramie County GIS Cooperative Program Laramie County, Wyoming Destin Heights Pre Dev Plan ---------------------- PZ-18-00162 ---------------------- Comp Plan Map Legend Streets Classification Subject Property Printed on August 14, 2018 5 0 400 800 Feet Arterial Collector Local Property Lines This map is made possible through the Cheyenne and Laramie County Cooperative GIS Program (CLCCGIS). The data contained herein was collected for its use and is for display and planning purposes only. The CLCCGIS will not be held liable as to the validity, correctness, accuracy, completeness, and/or reliability of the data. The CLCCGIS furthermore assumes no liability associated with the use or misuse of this information.
PZ-18-00164/162 DESTIN-HEIGHTS ZONE CHANGE/PDP Cheyenne MPO: Nancy Olson COMMENTS ATTACHED 08/03/2018 PDP REVIEW: Christensen Road is a future minor arterial and will require 100 ft. This plat will require another 10 for a total of 50 on the west side of Christensen. County Engineer: Scott Larson COMMENTS ATTACHED 08/06/2018 1. At this time, I will allow for a waiver of a detailed Traffic Study. With the current number of lots, they are right on the brink of the requirements for a detailed Traffic Study. However, the roads being accessed are well defined and I do not anticipate that a study would show the need for dedicated turn lanes, etc. 2. A detailed Drainage Study shall be submitted with the Subdivision Permit/Plat submittal, but they do not need one for this current application/submittal. 3. More detailed information is needed as to the proposed use for Tract 21. 4. A note should be added to the PDP and ultimately the plat drawing that access to Tracts 1, 16 and 17 shall be from internal roadways and shall not be allowed off of Christensen Road and/or Beckle Road. Environmental Health Department: Roy Kroeger COMMENTS ATTACHED 07/30/2018 Laramie County Small Wastewater System Regulations. A DEQ Subdivision study and USDA Soil Survey shall be submitted to this office prior to the application for any small wastewater system permit. No small wastewater system permit will be issued for installation on property with 15% or greater slope. A copy of the signed plat shall be submitted to this office prior to the issuance of any small wastewater system permit. Each lot shall provide a perc test and 10 site hole prior to the application for any small wastewater system permit. This property is NOT located within the 201 Area Facility Management Plan. Planners: Seth Frentheway COMMENTS ATTACHED 08/07/2018 -The AR zoned district does not permit the described use for Tract 21, outside storage. -Every lot must be 5 acres gross in the AR zone. -It appears that Tract 21 is being utilized as an Open Space buffer to achieve adequate lot size averages for water recharge, however any development that would increase impervious area like RV s and trailers storage the same effect as houses or accessory buildings. While this is permitted, two factors need to be considered. A. Ownership interest of the open space shall be established by undivided interest or dedication, subject to Board approval. The proposed use of the lot suggests the ownership to
belong to a single entity. B. Open space shall be left in a natural state except in the case of recreational facilities, or in the case of agriculture activities, such as grazing or the raising of crops. -2-1-102(x)(F) Prohibits Open space from being developed or subdivided. The proposed use seems to indicate commercial. -Road Names to be affixed to the final plat. -It is not clear what the triangle shape in the SW corner of Tract 21 is..? Possibly a typo? This needs to be clarified or removed. Agencies with No Comment Black Hills Energy Combined Communications Center County Public Works Department Agencies with No Response Laramie Co School Dist. No. 1 CenturyLink Building Dept Cheyenne Engineering Services High West Energy Sheriff s Office Fire District No. 2 Emergency Management US Post Office Wyoming DEQ County Treasurer Cheyenne Urban Planning Office Cheyenne Development Services County Assessor County Attorney County Real Estate Office