LARAMIE COUNTY PLANNING & DEVELOPMENT DEPARTMENT Planning Building MEMORANDUM TO: FROM: Laramie County Planning Commission Brad Emmons, Planning Director DATE: March 22, 2018 TITLE: Review and recommendations on the Preliminary Development Plan for Bison Crossing, 10 th Filing, located in a portion of the S1/2 S1/2 of Section 29, T. 13 N., R. 66 W., of the 6 th P.M., Laramie County, WY. EXECUTIVE SUMMARY High Plains Design, on behalf of Brett Vizina, Managing Partner of TFS II, LLC., has submitted an application for approval of a Preliminary Development Plan (PDP) for a parcel west of and adjacent to S. Greeley Hwy, north of Terry Ranch Road, Cheyenne Wyoming. The parcels abut Bison Crossing, 2 nd Filing. The purpose of the application is to prepare for the development of five (5) single-family residential lots. BACKGROUND The Preliminary Development Plan for Bison Crossing, Tenth Filing proposes to subdivide approximately 18.67 acres from a larger parcel containing 92.68 acres. The result of the proposed subdivision would be 5 lots ranging in size from 2.71 4.65 acres. The property is currently within the Winchester Hills Planned Unit Development (PUD) zone district. The applicant intends to apply for a Zone Change from PUD to AR (Agricultural Residential), in addition to a Subdivision and Plat. The AR zone district allows for development at the proposed density of around 3.7 acres per dwelling unit (du) with approval from the Wyoming Department of Environmental Quality (DEQ). The zone change application should be submitted and reviewed concurrently with the subdivision permit and plat application. 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
DISCUSSION PlanCheyenne 2014 contemplates Urban Transitional Residential as the future land use for this area. The Urban Transition Residential category provides for a limited range of lower density residential uses, blending urban and rural standards. The property is located at the southern edge of the PlanCheyenne Urban Service Boundary. Given the density, design characteristics, and location of the proposed subdivision, staff finds this application to be in conformance with the plans and policies of PlanCheyenne. The Laramie County Comprehensive Plan 2016 contemplates Rural Metro (RM) as the future land use. The Rural Metro area is located generally outside the Urban Interface of Cheyenne, and includes the areas within the Metropolitan Planning Organization (MPO) boundaries. Additionally, this area includes similarly developing properties in close proximity to the MPO district. Properties within this area are likely to develop on private, or small, shared water and septic and/or sewer systems. Where possible, shared systems and denser residential uses should be encouraged. Average residential developments may be 2.5 5 acres depending on availability of services. The applicant intends to apply for a change in zone district from PUD to AR. Under section 4-2- 100 of the Laramie County Land Use Regulations, the minimum area for any use in the AR zone district is five (5) acres. The AR district provides for an exception to the lot size minimum if the proposed water and sewage systems receive approval from State Department of Environmental Quality (DEQ). The exemption criterion is as follows: Section 4-2-100 (i): If the property is served by an approved central water distribution system, and/or sewer collection and treatment system, the minimum residential use lot or residential use tract area in this district may be reduced subject to a review and approval from the State Department of Environmental Quality. The computation of lot or tract sizes in this exception shall not include adjacent public or private rights-of-way, easements or reservations for roadway purposes. Water for the subdivision shall be provided by the Winchester Hills Utility public water supply distribution system. Sewage disposal shall be provided by individual, on-site septic tanks. Lots smaller in size than the five acre minimum would be permitted after approval of a change in Zone District. The proposed subdivision includes the construction of a cul-de-sac at the end of Blue Roan Road, amounting to about.39 acres (16,988 sf). The applicant is proposing to dedicate this new ROW to the County with the intent that the County will be responsible for maintaining it. Given that that County already maintains Blue Roan Road, the addition of a cul-de-sac is minimal and Public Works has commented that they will accept this dedication. The cul-de-sac (road) serving this proposed subdivision shall be constructed to County standards. The Environmental Services Impact Report does not identify historic structures, significant cultural features, or presence of threatened or endangered plant or wildlife species within the proposed development. 3966 Archer Pkwy Cheyenne, WY 82009 www.laramiecountyplanning.com Phone (307) 633-4303 Fax (307) 633-4616
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 review comments concerning the Bison Crossing, 10 th Filing Preliminary Development Plan: 1. DEQ approval of subdivision is required. 2. Laramie County will take over maintenance of the roadway. 3. Provide a legal description of the remainder parcel. PROPOSED MOTION I move to approve review comments 1-3 for the Bison Crossing, 10 th Filing Preliminary Development Plan, and adopt the finding of fact a of the staff report. ATTACHMENTS Attachment 1: Attachment 2: Attachment 3: Staff Aerial Map Agency Comment Report Land Analysis and PDP Map 3966 Archer Pkwy Cheyenne, WY 82009 www.laramiecountyplanning.com Phone (307) 633-4303 Fax (307) 633-4616
PZ-18-00039 PDP for Bison Crossing, 10th Filing 1 inch = 1,000 feet Laramie County, Wyoming Date: 3/2/2018 PDP - early review of subdivision and zoning Terry Ranch Road This map is made possible through the Cheyenne and Laramie County Cooperative GIS Program (CLCCGIS) South Greeley Highway Cheyenne/Laramie County GIS Cooperative Program 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. Zone District Map L 1 in = 2,000 ft 1 in = 2,000 ft BRW Future Land Use Map Mixed-Use Mixed-Use CommercialEmployment AR A-2 Agricultural/ Rural PUD CB Urban Transitional Residential MR LI A-2 Agricultural/ Rural
PZ-18-00039 Bison Crossing, 10 th Filing Preliminary Development Plan Cheyenne MPO: Nancy Olson NO COMMENTS 03/06/2018 County Assessor: Clarice Blanton COMMENTS ATTACHED 03/05/2018 We are currently assessing TFS II LLC for 92.68 acres in the S 1/2 S 1/2 of Sec. 29 and a portion of the N 1/2 of Sec 32. As the current description has numerous exclusions, it would be appreciated if a more concise legal description for the remainder parcel be provided in order for it to be properly assessed. County Engineer: Scott Larson COMMENTS ATTACHED 03/14/2018 1. I concur with the request for a waiver of a detailed Traffic Study given the minimal amount of additional traffic this development will generate. 2. The Drainage Study submitted adequately addresses the runoff and I concur with its findings and recommendations. 3. I have no comments regarding the Environmental Report. 4. The PDP calls out for public maintenance of the roadway. Although the County typically doesn t accept any new roadways for maintenance, this is a unique case where they are constructing the cul-de-sac part and tying into an existing County maintained roadway. So it seems logical for the County to maintain the cul-de-sac area while maintaining the existing roadway. However, I would defer to the Public Works Department for the final decision on this. 5. It would be best if a drainage easement was included on the plat for the flood prone area in an extra attempt to insure buildings are not built or grading is not done, etc. within this area that could restrict the drainage and potentially cause drainage issues. County Public Works Department: David Bumann COMMENTS ATTACHED 03/15/2018 The road leading to the Cul de sac is already a County maintained road. The county will continue maintenance on the newly developed cul de sac as part of current procedures. This in now way shall set a precedence for future county maintenance on future roadways which may be lengthened. Building Dept.: Karen Moon COMMENTS ATTACHED 03/13/2018 No comments at this time. Owner/applicant is advised that upon building application submittal, building code requirements shall be addressed. Agencies responding with No Comment: Fire District No. 1, Planners. Agencies not responding: Environmental Health Dept., County Real Estate Office, South Cheyenne Water & Sewer.