Memo from Community Development 12-17-13~E IDIAN-
December 17, 2013
REVISED MEMORANDUM
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
Bruce Freekleton, Development Services Manager
CC: Bill Naty, City Clerk, Matt Schultz, John Carpenter
RE: Southern Highlands Subdivision - PP-13-033
Mayor Tammy de Weerd
City Council Members:
Keith Bird
Brad Hoaglun
Charles Rountree
David Zaremba
On November 21, 2013, the Planning & Zoning Commission heard the applicant's request for a preliminary
plat for Southern Highlands Subdivision consisting of 162 single-family residential detached building lots,
12 common lots, 1 city park lot and 1 lot for fixture redevelopment.
Since the Commission hearing, several items affecting the development of the site have changed. The
applicant submitted a letter to the City dated December 12, 2013 with updates and clarifications to their
application. Because these changes came about after the hearing, they were not taken into consideration by
the Commission in their recommendation. The Council may if they deem appropriate, remand this
application back to the Commission for theia° consideration and recommendation on the updated application.
Staff has detailed the changes to the preliminary plat and the applicant's requests below along with Staff's
response.
• The Park's Department is no longer requesting the dedication of a City park on this property;
therefore, the plat has been revised to replace the 3.5 acre park with 7 additional building lots and
the area of the private park has increased from 2 acres to 2.4 acres (see attached revised plat).
(Updated site statistics: The number of building lots increased from 162 to 169; qualified open
space changed from 15.4% to 1.1.4% with removal of the public park; and the overall density
changed from 2.05 to 2.13 dwelling units per acre.)
The applicant requests the construction of the pool and pool house not be required until the second
phase of development.
Staff appx°oves of the proposed changes to the plat and is amenable to the applicant s r°e~uest to
defer construction of the pool and pool house until the second phase of development provided that
the tot lat and picnic shelter is constructed with the first phase of development.
[Note: With removal of the park site requirement; staff report conditions #1.1. la cYc 1.1.1 b will need
to be deleted and condition #1.1.1f 1.1.J & 1.1.6 will need to be updated in accord with the revised
plat.
• The applicant requests approval to trade the 9,1.96 square feet of land owned by the City where the
lift station. is currently located with 9,196 square feet of land owned by the developer adjacent to
the existing well lot to enlarge the well site.
Staff is amenable to this request as the lift station will no longer be needed once gravity sewer is
extended with phase I of this development and will need to be abandoned However, Council and
Legal should determine if this is a lawful means to dispose of the lift station property by expanding
the well site property.
[Note: If Council approves the request for a land swap, the con figuration of the well site should be
approved by the Public Works Department. The area to be added to the well lot shall be useable
area and not include any of'the area required for the street buffer, including the sidewalk, along E.
Taconic Drive.J
• The applicant has modified their request to zone the eastern 45 acre portion of the site (Lot 11,
Block 10) to R-2 instead of R-4 and requests a development agreement (Df1) not be required on the
eastern portion of the site. Further, the applicant requests the street buffer along S. Eagle Road and
the pathway along the creek not be required to be constructed until that portion of the site develops
in the fiiture.
The requested R-2 zoning will ensure that future development is consistent with the low density
residential FLUMdesignation for this site and will not exceed 2 dwelling units per acre. This lot
will need to be re-subdivided in the future for single family homes to be developed on the site; Staff
is amenable to the subdivision improvements (i. e. street hzffers, pathway/sidewalk) being
con.strzzcted at that time.
Single,fanzily detached dwellings, public and private paz°ks, and minor public utilities are the only
principal permitted use allowed in the R-2 district; other uses would require conditional use
approval or are prohibited. The pz°imary concern Staff has with not requiring a DA, is the qualit)~ of
future development on the site; this can only be regulated through conceptual elevations tied to the
DA with an annexation or rezone as design review is not required for single-family detached units.
[Note: If Council approves the applicant's reyczest, staf[reporteonditions #l.l.ld, LLIe, LLlg,
1.1.1 h, and 1.1.1 i need to be deleted.)
• The applicant requests the following changes to the Whitebark Temporary Sanitary Sewer Plan
included in Exhibit A.6 of the Staff Report:
- Modify the plan to inchlde the entire 79 acres (169 lots) of the Southern Highlands
Subdivision and exclude the portion. south of Taconic Drive.
- Modify the Service Area table to specifically list the 79 acres portion (169 lots) north of
Taconic Drive.
- Modify condition of approval #2.1.1 to clarify that the allocation of 169 sewer permits will
be vested to the 79 acre portion (169 lots) upon preliminary plat approval.
Staff has made the changes requested by the applicant and recozaaznends approval of the change
to condition #2.11. (see attached revised exhibit & table).
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This exhibit map and accompanying table are intended to replace Exhibit A.6.
EXHIBIT A
This information is being provided to clarify the available capacity of the temporary
sewer service to the area south of Amity Road, generally southeast of the Estancia
Subdivision. The available capacity in the temporary main is detailed below, and is
to be consumed on a first come, first served basis. The table below illustrates the
declining balance of said capacity as it is being consumed by developments within
the Temporary Sewer Service Area.
Table 1-Temporary Sewer Service Area -Declining Balance Tabulation
Condition 2.1.1 shall be revised as follows:
2.1.1 This proposed development is currently not serviceable by the trunk sewer
intended to provide service to the area, however the developer is proposing to
provide service by extending temporary 8-inch diameter sewer main into the area
from the future Whitebark Subdivision to the north. This temporary solution does
have service limitations as to the overall number of lots allowed. This proposal has
been reviewed by the Public Works Department, and has received conceptual
approval; however it shall be limited to a total ofd-4258 lots as depicted on the
"Southern Highlands Temporary Sanitary Sewer Plan" map and "Table 1" that is
attached as Exhibit A-6. The ~4 258 lot maximum threshold for the temporary
service boundary will be considered on a first come, first served basis. The
applicant shall also be responsible for the extension of the trunk main through this
development, in general conformance to the sewer master plan.
City Council approval of this preliminary plat shall cause those 169 lots to be vested
in the Temporary Sewer Service Area.