STAFF REPORT - SUMMATIO Sunflower Road PUD Planned Unit Development Preliminary Plan CASE UMBER: UDC-17-00065 SUBDIVISIO CODE: BUR 10 PREPARED BY: MEETIG DATES: Eric D. Hammer March 6, 2017 Planning Commission March 13, 2017 City Council March 21, 2017 Public Service Committee March 27, 2017 City Council April 4, 2017 Public Service Committee April 10, 2017 City Council REQUIRED DOCUMETS: The following documents have been submitted and reviewed by staff: Master Application; PUD Map; eighbor otification Letter; eighbor otification List Submitted on 1/27/2017 Standards of PUD Submitted on 2/1/17 to complete the application Standards of PUD (Revised) Submitted in 2/3/17 to clarify standards Parking Survey Submitted on 2/21/17 to satisfy staff request Conceptual Meeting Summary Submitted on 2/24/17 to satisfy report requirement. STAFF RECOMMEDATIO: Staff recommends approval of this application with no additional conditions. PLAIG COMMISSIO RECOMMEDATIO: The Commission recommended approval of this application by a 4-0 vote.
STAFF REPORT Sunflower Road PUD Planned Unit Development Preliminary Plan CASE UMBER: UDC-17-00065 SUBDIVISIO CODE: BUR 10 PREPARED BY: Eric D. Hammer MEETIG DATES: March 6, 2017 Planning Commission March 13, 2017 City Council March 21, 2017 Public Service Committee March 27, 2017 City Council April 4, 2017 Public Service Committee April 10, 2017 City Council OWERS Sunflower Ridge L3C (818) 414-9452 802 Sterling Drive Cheyenne, WY 82009 AGET: Brad Emmons (307) 637-6017 AVI Engineering 1103 Old Town Ln #101 Cheyenne, WY 82009 PROJECT: WORK DESCRIPTIO: Preliminary Plan application for a single parcel changing the zoning designation from HR-1 High Density Residential - Established to Sunflower Road PUD Planned Unit Development which contains specific land uses and development standards. LOCATIO: 1. Legal Description: A portion of Lot 2, Block 1, Buffalo Ridge Estates 10 th Filing. 2. Location: West of and adjacent to Sunflower Road, south of Sagebrush Ave. 3. Address: 2900 Sunflower Road SIZE: 2.19 acres CURRET ZOIG: HR-1 High Density Residential - Established PROPOSED ZOIG: Sunflower Road PUD Planned Unit Development EXISTIG LAD USE: eighborhood Assembly PROPOSED LAD USE: Educational Facilities, eighborhood Assembly, Child Care Center Minor, Child Care Center Major, Entertainment, Indoor Recreation Facility, Outdoor Recreation Facility, assoc. offices SURROUDIG LAD USES: SURROUDIG LAD USE(S) ZOIG AEXATIO STATUS orth Residential HR-1 City South School P City East Residential MR-1 City West School P City UDC-17-00065 P a g e 2
EXECUTIVE SUMMARY: This application is to seek approval of a Preliminary Plan for a Planned Unit Development (PUD) zone for a single parcel currently zoned HR-1. This is a two-part process pursuant to Sec. 5.6.2 f the City s Unified Development Code (UDC). A PUD Preliminary Plan must be approved by the Governing Body before a zoning map amendment establishing the PUD can be approved by the Governing Body. The primary purpose of the Sunflower Road PUD is to limit many uses within the PUD in order to assure the neighborhood that the development the applicants are seeking would be predictable and not out of character with their neighborhood. The applicants propose an adaptive reuse project for the site. The project would feature afterschool activities and indoor recreation for children as well as tutoring. They propose reusing the current church building on the site and adding facilities onto the building. The PUD would allow these types of uses, but restrict other uses that may be out of context with the site and neighborhood. The applicants hope this will allow the community to better predict the future uses of the site. The land is located within the Urban Service Boundary and is designated in the future land use plan as Public and Quasi-Public. Community centers are encouraged in Public and Quasi-Public designated areas. PlanCheyenne is supportive of this zone change. This application is being proposed as a PUD Preliminary Plan with a companion PUD zoning map amendment. This sequential review of the Preliminary Plan and the Final Plan (zoning map amendment establishing the PUD) is a process schedule proposed by staff because the proposed PUD encompasses a single parcel with very limited and specific land uses and development standards. The proposed development standards are simple, specific and tailor-made for the current application: an indoor recreation facility with child care and after-school tutoring. Apart from those specific development standards, the PUD incorporates by reference the development standards of the MUB district. One of the specific development standards of the PUD is the parking for the proposed indoor recreation land use; this standard is based on a survey of similar uses and is tailor-made for this site and use. Because of the limited land uses and development standards for the PUD, it is determined that the Preliminary Plan and the Final Plan (Zoning Map Amendment) should be processed concurrently or sequentially. Due to meeting the review criteria of Sections 2.2.2 (d) and 5.6.2 of the Cheyenne Unified Development Code, staff recommends approval of this PUD Preliminary Plan. UDC-17-00065 P a g e 3
Project Location LOCATIO/VICIITY MAP: Project Location Map # 1 Project Location/ Vicinity Map Source: Cheyenne/Laramie County GIS Cooperative Program UDC-17-00065 P a g e 4
AERIAL OF SUBJECT PROPERTY: Map # 2 - Site aerial highlighting subject property located west of and adjacent to Sunflower Road and south of Sagebrush Avenue. Source: Cheyenne/Laramie County GIS Cooperative Program UDC-17-00065 P a g e 5
VIEW OF SUBJECT PROPERTY: Photograph # 1 Image of 2900 Sunflower Rd. from the west. Source: Development Office Image Photograph # 2 Image of 2900 Sunflower Rd. from the southeast Source: Development Office Image UDC-17-00065 P a g e 6
PUD DATA: In reviewing, providing comments, and making recommendations and decisions on a proposed PUD Preliminary Plan request, the Staff, Planning Commission, and City Council shall review whether the application fulfills the requirements of Section 5.6.2.f and shall use the following 15 criteria of UDC Section 2.2.2.d (1-15) in doing so: 1. PRELIMIARY PLA REQUIREMETS - The application is in accordance with the information that is required to be present within a PUD Preliminary Plan. The application meets all threshold requirements for application of the PUD District. The application presents all concepts and standards required by Section 5.6.2.f. Several of these provisions incorporate to the MUB standards of the UDC. 2. CLARITY OF STADARDS - The application presents clear and specific criteria on how the property and subsequent development will be reviewed, regulated and modified consistent with these regulations. This application presents clear criteria, per Section 5.6.2.f. When the PUD does not establish specific criteria, it incorporates by reference specific standards within the UDC, particularly those of the Mixed-Use Business Emphasis (MUB) district. 3. COMPREHESIVE PLA - The application is in accordance with the development policies and physical patterns identified in the Comprehensive Plan. The property to be rezoned by the Sunflower PUD Final Plan is within the Public and Quasi-Public future land use boundary. Many parcels in the immediate vicinity of the property are classified as Urban Residential. Community centers and similar uses are encouraged within the Public and Quasi-Public zone. This application is in accordance with the policies articulated in PlanCheyenne. Map #3 Future Land Use Source: Cheyenne/Laramie County GIS Cooperative Program 4. DESIG PRICIPLES - 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. The application reflects these principles and considers the planning impacts of potential future development. This PUD will not change blocks and lots and will not necessitate the dedication or vacation of right of way. This area is primarily residential, with an elementary school to the adjacent south and is mostly built out. Any changes in public utilities for the site would be addressed during a future site plan. UDC-17-00065 P a g e 7
5. SUBDIVISIO STADARDS - The application meets the purposes, intent, and all applicable standards in Article 4. The PUD does not hinder the ability of the property to be developed per subdivision standards for the uses allowed within the PUD. 6. DEVELOPMET PHASIG - 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. It is a single parcel and is intended to be developed in two phases: 1. Reuse of the existing vacant church building for after-school activities and 2. Construction of a building to accommodate a gymnasium and other indoor recreational activities. 7. IMPACT MITIGATIO - 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. Staff requested that AVI Engineering conduct a parking study of similar uses to the applicant s proposal. The multiple uses of the site did not fit any of the established parking requirement categories of the UDC and the ITE Parking Generation Manual 4 th did not provide sufficient data on the use for staff to utilize. The results and the applicants plans indicated that a requirement of 2.5 spaces per 1,000 gross square feet of building space and an increase of the maximum parking percentage to 30% would create a flexible and appropriate parking requirement for the uses allowed by the PUD. 8. COMMUITY COMPATIBILITY - The application is compatible with nearby property, specifically considering existing zoning, the Comprehensive Plan, and any other official plans and policies created under the guidance of that plan for these areas. The development proposed by the applicant, if this PUD is made effective, would be compatible and complimentary with surrounding land uses. The existing zoning to the north is HR-1, MR-1 to the east and P to the south and west. The Comprehensive Plan identifies this lot as Public and Quasi-Public. The proposed indoor recreation uses, tutoring, and child care would provide services supplemental to, and complementary of, the adjacent public school activities. The proposed uses would service adjacent residential uses. The site is bounded by a school to the south, which has a similar building scale to the development proposed by the applicants. There are high density residential units to the immediate north and the property is within a fully built UDC-17-00065 P a g e 8
out residential neighborhood. Generally, the development proposed by the applicants would be complimentary to the character of the surrounding area. 9. COMPARED SUITABILITY - The suitability of the subject property for development according to the standards and uses of the existing zoning district, compared with the suitability of the subject property for development according to the standards and uses of proposed zoning district. The subject property is currently zoned HR-1. The property, if the neighborhood assembly use was discontinued, would generally be able to be developed with high density residential units. This PUD allows eight uses on the site, none of which are residential uses. This clearly limits the types of development that could be permitted on the site. However, if this specific development proposal is not executed, neighborhood assembly would be allowed by right in the PUD. The site was last used as a church, which is a neighborhood assembly use. Therefore, if the associated PUD proposals never materialize, it can still be used, as a neighborhood assembly use.. The PUD adopts many of the standards of the MUB district and new development would be subject to these standards, rather than HR-1 standards. Map #4 Zone Districts Source: Cheyenne/Laramie County GIS Cooperative Program 10. ITET AD APPLICABILITY- The ability of the application to support the Intent and Applicability statements of the proposed zoning district, and achieve the Design Objectives of any specific standards. This PUD meets the intent and applicability sections for Planned Unit Developments, stated in Section 5.6.2 of the Unified Development Code. The proposed development is complex and does not fit any individual use of Table 5-1 of the UDC. Additionally, this PUD intentionally changes flexibility in terms of uses allowed, limiting the uses allowed in the district to eight uses, all related to this development or the previous use of the property. The purpose section of the PUD states that this limitation is done to give the neighborhood certainty regarding current and future development. The following uses are allowed by right by this PUD preliminary plan: Educational Facilities, eighborhood Assembly, Child Care Center Minor, Child Care Center Major, Entertainment, Indoor Recreation Facility, Outdoor Recreation Facility and associated offices. 11. FUTURE DEVELOPMET - The ability of all potential future development to meet all applicable standards for development in the proposed zoning district, including other development options in the event that any specific development proposed in association with the application is not executed after approval. UDC-17-00065 P a g e 9
PUDs are intended for developments that require a higher degree of specific planning based on the complexity of the development, the difficulty of integrating development into the site or vicinity, and the degree of flexibility desired from generally applicable development standards. This PUD limits the uses allowed to eight uses. This clearly limits the types of development that could be permitted on the site. However, if this specific development proposal is not executed, neighborhood assembly would be allowed by right. The site was last used as a church, which is a neighborhood assembly use. Therefore, if the associated proposal never materializes, the PUD would allow the property to be used, by right, for what it was previously used as. 12. PUBLIC BEEFITS- Whether the planning and urban design concepts, and any proposed deviation from or alternative to otherwise applicable development standards, result in clear public benefits, as opposed to benefits to existing or future land owners in the development. The applicants are seeking this PUD, in part, because it would allow the indoor recreation activities while limiting the uses allowed on this parcel, giving the neighborhood certainty regarding current and future development. Staff believes this is a clear public benefit and imparts predictability to the site for the surrounding community. 13. REVIEWIG AGECIES- The following agencies were provided a review of this application. Reviewing agencies with comments: - Development Department (Eric Hammer) o The parcels to be rezoned are not clearly indicated on the zone change map. Please make the parts to be rezoned clear on that map. This comment has been adequately addressed. o Since a portion of the original Lot 2, Block 1 was transferred to the property to the west (930 SF, BK 2127 PG 1099), the ordinance will not be able to do a good job of properly identifying the property that will be rezoned. Please include a smaller exhibit map that would be attached to the ordinance to clarify the area proposed to be rezoned. This comment has been adequately addressed. Reviewing agencies without comments: - Development Department (Susana Montana) - Engineering Department GIS/Tech (Gary Stogsdill) - Engineering Department (Jim Voeller) - Engineering Department (athan Beauheim) - Mapping (Joe Fisher) - Metro Planning Office (Sreyoshi Chakraborty) - Urban Planning (Logan Ward) Reviewing agencies not responding: - Parks and Recreation (Teresa Moore) UDC-17-00065 P a g e 10
14. PUBLIC HEALTH, SAFETY, AD WELFARE Whether the application will harm the public health, safety, or general welfare. This zone change would not harm the public health, safety, or welfare. This parcel is currently not in productive use and this zone change would allow it to be reused to augment the public health and welfare. Cc: Owner, Agent/Applicant, File UDC-17-00065 P a g e 11
WHITE E AP CH 2900 Sunflower ROAD VIEW Preliminary PUD S F BLU SU FL O E U MR-1 VIEW CT SU R OA D SUBJECT PROPERTY RO HIL EL AP AD CH SAGEBRUSH HI LL TO P A YO ER HR-1 ± 0 310 Future Land Use Urban Residential Public SU P MR-1 KS O T. S JA C Cheyenne/Laramie County GIS Cooperative Program Y WA ROAD EET ST R LE PLACE U S Urban Residential P MA MELTO ST DO A GL ROCKCREST DR. Feet 620 SUBJECT PROPERTY E DRIVE HR-1 C U E AV TH ILL S FL OW L BL WHITEBLUFF RED BLUFF POLARBLUFF PLAI FO O 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. Cheyenne/Laramie County GIS Cooperative Program Agent: Brad Emmons, AVI Engineering (307) 638-3380 Zone Districts FF Owners: Sunflower Ridge L3C (818) 414-9452 ROAD PLACE UDC-17-00065 Preliminary PUD E PL MA MELTO ST AS ET L UG DO E STR EST ROUDTOP AD S G LA U DO SUBJECT PROPERTY BLU RO AD E AV DRIVE RO HI LL TO P WE R ILL LH SAGEBRUSH ILL YO CA RO AD RED POLAR PLAI FO OT H Public Urban Residential
SAGEBRUSH (60' ROW) LARAMIE COUTY SCHOOL DISTRICT O 1 LOT 1, BLOCK 1 BUFFALO RIDGE ESTATES, 10TH FILIG ZOED: P USE: EXEMPT 16.00' UTILITY EASEMET WARRE, CHRISTIA H - LOT 1, BLOCK 1 ZOED: HR-1 USE: RESIDETIAL LEACH, MARTHA - LOT 2, BLOCK 1 ZOED: HR-1 USE: RESIDETIAL TEETS, DAVID L - LOT 3, BLOCK 1 ZOED: HR-1 USE: RESIDETIAL GRAESE, COSTACE R - LOT 4, BLOCK 1 16.00' UTILITY EASEMET BK 2127, PG 1099 00 12'39"E (R) 251.00' ZOED: HR-1 USE: RESIDETIAL POIT OF BEGIIG MITCHELL, KATHERIE LYE - LOT 5, BLOCK 1 ZOED: HR-1 USE: RESIDETIAL HAYWARD, ROXIE L - LOT 6, BLOCK 1 ZOED: HR-1 USE: RESIDETIAL 00 12'39"E 89 47'21"W (R) DULEVY, MEGA L - LOT 7, BLOCK 1 ZOED: HR-1 USE: RESIDETIAL THOMAS, JOSEPH F ET UX - LOT 8, BLOCK 1 ZOED: HR-1 USE: RESIDETIAL LOT 2, BLOCK 1 A PORTIO OF BUFFALO RIDGE ESTATES, 10TH FILIG 89 47'21"W 15.00' 62.00' 90.20' WIDUP, AMADA K - LOT 12A, BLOCK 1 BUFFALO HILLS ADDITIO, REFIEMET ZOED: HR-1 USE: RESIDETIAL SMALLWOOD, PRAIRIE DAW - LOT 12B, BLOCK 1 BUFFALO HILLS ADDITIO, REFIEMET HOPKIS, KATHLEE REV TR - LOT 12C, BLOCK 1 ZOED: HR-1 USE: RESIDETIAL BUFFALO HILLS ADDITIO, REFIEMET C1 35.61' UTILITY EASEMET ZOED: HR-1 USE: RESIDETIAL 62 39'36"W (R) 134.25' 16.00' UTILITY & DRAIAGE EASEMET BURGERT, LY F REV TR ET AL - LOT 12D, BLOCK 1 BUFFALO HILLS ADDITIO, REFIEMET ZOED: HR-1 USE: RESIDETIAL HAYES, KEYA - LOT 12E, BLOCK 1 BUFFALO HILLS ADDITIO, REFIEMET 52.52' ZOED: HR-1 USE: RESIDETIAL EXISTIG PARKIG COELLY, TARA M - LOT 14A, BLOCK 1 4.00' BUFFALO HILLS ADDITIO, REFIEMET ZOED: HR-1 USE: RESIDETIAL MCDOALD, ERIC ET UX - LOT 14B, BLOCK 1 BUFFALO HILLS ADDITIO, REFIEMET 46.68' ZOED: HR-1 USE: RESIDETIAL 16' ALLEY 37.63' FRASIER, CARLI LARSO, DEAA L LOT 15A, BLOCK 1 BUFFALO HILLS,REFIEMET OE HOUSE LLC - LOT 14C, BLOCK 1 309.77' (M) 310.00'' (BRE9) BUFFALO HILLS ADDITIO, REFIEMET ZOED: HR-1 USE: RESIDETIAL ZOED: HR-1 USE: RESIDETIAL S27 20'24"W (R-BRE3)* 325.77' (M) S27 22'36"W (R-BRE9)* EXISTIG BUILDIG 14.81' LOT 7, BLOCK 26 BUFFALO RIDGE ESTATES, 3RD FILIG ZOED: MR-1 USE: RESIDETIAL EXISTIG ACCESS ~20 FT FAITH BAPTIST CHURCH LOT 11, BLOCK 25 SUFLOWER ROAD (60' ROW) BUFFALO RIDGE ESTATES, 3RD FILIG ZOED: MR-1 USE: EXEMPT JORDA, DAW A ET AL LOT 14, BLOCK 22 BUFFALO RIDGE ESTATES, 2D FILIG ZOED: MR-1 USE: RESIDETIAL 0 80' 11X17 SIZE SCALE 1" = 80' 22X34 SIZE SCALE 1" = 40' CURVE TABLE (M) CURVE LEGTH RADIUS DELTA CH BRG (R) CH DIST C1 368.14 670.70 31 26'58" S74 03'52"E 363.54 MOUTAI RD OTES: PLAI VIEW RD DELL RAGE BLVD ZOE CHAGE PARCEL: A PORTIO OF BUFFALO RIDGE ESTATES, 10TH FILIG PLAT VICIITY MAP.T.S - EXISTIG SITE BUILDIG: OE CHURCH BUILDIG AD VARIOUS SMALL SHED STRUCTURES - EXISTIG ZOIG : HR-1 - PROPOSED ZOIG: PUD - EXISTIG USE: COMMERCIAL - PROPOSED USE: RECREATIOAL & EDUCATIOAL - TOTAL AREA: 2.19 ACRES RIDGE RD SUFLOWER RIDGE L3C 802 STERLIG DR CHEYEE,WY, 82009 SUFLOWER RDIGE L3C PUD MAP LEGAL DESCRIPTIO THE FOLLOWIG IS A DESCRIPTIO OF A PARCEL OF LAD COSISTIG OF ALL OF LOT 2,BLOCK EXCEPT 1: (930SF, BK 2127 PG 1099) A PORTIO DESC : BEG AT THE SOUTHWEST COR OF SD LOT 2; TH 00 DEG 12' 39" E, ALOG THE WEST LIE OF SD LOT 2, 62.00'; TH S 89 DEG 47' 21" E, 15.00'; TH S 00 DEG 12' 39' W, 62.00' TO THE SOUTH LIE OF SD LOT 2; TH 89 DEG 47' 21" W, ALOG THE SOUTH LIE OF SD LOT 2, 15.00' TO THE PT 1 OF BEG ḄUFFALO RIDGE ESTATES, 10TH FILIG BEIG SITUATED I THE 2 OF EAST SECTIO 21, TOWSHIP 14 ORTH, RAGE 66 WEST OF THE 6TH PRICIPAL MERIDIA, CITY OF CHEYEE, COUTY OF LARAMIE, STATE OF WYOMIG, BEIG MORE PARTICULARLY DESCRIBED BY METES AD BOUDS AS FOLLOWS: BEGIIG AT THE SOUTHWEST CORER OF LOT 2,BLOCK 1: EXCEPT AS DESCRIBED ABOVE OF 'BUFFALO RIDGE ESTATES, 10TH FILIG', THECE 00 12'39"E A DISTACE OF 62.00' ORTH TO A POIT; THECE 89 47'21"W A DISTACE OF 15.00' WEST TO A POIT; THECE 00 12'39"E A DISTACE OF 251.00' ORTH TO A POIT OF ITERSECTIO WITH CURVE; THECE TURIG RIGHT THROUGH A AGLE OF 31 26'58", HAVIG A RADIUS OF 670.70', AD WHOSE LOG CHORD BEARS S74 03'52"E FOR A DISTACE OF 363.54' TO A POIT OF ITERSECTIO WITH A O-TAGETIAL LIE; THECE S27 20'24"W A DISTACE OF 309.77' TO THE SOUTHEAST CORER OF LOT 2,BLOCK 1; THECE 62 39'36"W A DISTACE OF 134.25' ; THECE 89 47'21"W A DISTACE OF 90.20' MORE OR LESS TO THE POIT OF BEGIIG. PARCEL OF LAD COTAIS 2.19 ACRES MORE OR LESS PUD FOR A PORTIO OF BUFFALO RIDGE ESTATES, 10TH FILIG 1 LOCATED I THE EAST 2 OF SECTIO 21, TOWSHIP 14 ORTH, RAGE 66 WEST OF THE 6TH PRICIPAL MERIDIA, CITY OF CHEYEE, COUTY OF LARAMIE, STATE OF WYOMIG 307.637.6017 1103 OLD TOW LAE, SUITE 101 CHEYEE, WY 82009 AVI@AVIPC.COM Feb 21, 2017 CLP 2-3973.17 1 1