LARAMIE COUNTY PLANNING & DEVELOPMENT DEPARTMENT

LARAMIE COUNTY PLANNING & DEVELOPMENT DEPARTMENT

Planning Building

TO: FROM: DATE: TITLE:

MEMORANDUM

Laramie County Planning Commission

Jean Vetter, Senior Planner

January 26, 2017

Review and recommendations on the Preliminary Development Plan for Hunnicutt Hill Estates, located in a portion of the W1/2 of Section 10, Township 14 North, Range 67 West of the 6th P.M., Laramie County, Wyoming; LESS the W1/2 of the SW1/4 SW1/4 SW1/4 of said Section 10.

EXECUTIVE SUMMARY

Steil Surveying Services, on behalf of Bonnie R. Hunnicutt, Don R. Hunnicutt, and Dan J. Hunnicutt, has submitted an application for a Preliminary Development Plan (PDP) to subdivide 169.55 acres into 31 single-family residential lots and one dedicated open space lot. The development will be known as Hunnicutt Hill Estates and is located southeasterly of Horse Creek and Roundtop Roads, west of F.E. Warren Air Force Base.

BACKGROUND

The Preliminary Development Plan application was submitted for consideration at the January 12, 2017 Planning Commission meeting, however, the application was not signed by the owners of record, as required. Section 2-1-100(g) states the owner or agent may request, in writing, a postponement of the public hearing. In an email dated December 29, 2016, the agent for the applicants requested postponement of the item until the January 26, 2017 Planning Commission meeting to allow time to acquire the signatures of the owners of record on the PDP application form.

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 Phone (307) 633-4303 Fax (307) 633-4616

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AGENCY REVIEW

Cheyenne MPO: Comments on Impacts of this development: * The Adopted Laramie County Comprehensive Plan suggests better ways of development for our rural areas to continue to preserve the Wyoming landscape, wildlife habitat and promote water conservation. * This development is not considering water usage, leach field contamination or wildlife habitat preservation. * The presented "open space" is not usable community space, but more in line with a "buffer".

County Engineer: 1. The Drainage Study submitted is adequate for the PDP. A more detailed drainage study

will be required with the final plat application. This study needs to evaluate where incoming runoff enters the site, how and where runoff moves through the site, how and where runoff leaves the site, and if there are adequate drainage easements and in the correct locations throughout the plat to handle the runoff.

2. The PDP map needs to be modified to remove the Traffic and Trip Generation By Use information generated by the Vermont Trip Generation. The information that is provided on the PDP map that refers to the ITE Trip Generation Manual should remain on the PDP map. The County does not accept the use of the Vermont Trip Generation Manual and Laramie County only accepts the data from the ITE Trip Generation Manual. The actual average daily trips for this development that should be shown on the PDP map should be around 295 per the ITE and not the 155 per the Vermont Trip Generation Manual.

3. I would not recommend a waiver of a traffic study. First off the minimal traffic information provided is based off of manuals that are not even accepted by Laramie County. I believe a comprehensive Traffic Study needs to be submitted with the PDP map per the Land Use Regulations and signed/sealed by a Wyoming P.E. The PDP map indicates that the Traffic Engineer is Sustainable Traffic Solutions, Inc. so they should submit something with the PDP. The Traffic Study should analyze the accidents and the roadway configuration of Round Top Road immediately north of the railroad tracks as well as the intersection of Experimental Farm Road and Round Top Road to determine if improvements are needed in this area to improve any safety issues that might need to be addressed. The Study should also evaluate existing traffic counts/volumes on Round Top Road and compare that with the added volume this development will create. It appears there is a good chance that the developer will be required to pave Round Top Road from this development to the south to tie into where the current pavement ends, but the traffic study will be used to determine if that will be required or not.

4. There appear to be easements along all property lines (i.e. front, back and sides) but only the front lot easements have been labeled on the PDP map. The map needs to clearly identify if the size of the easements and if the side lot and the rear lot easements are for drainage only or utility only or both. In addition, it may be helpful if the line type used to designate an easement is placed in the Legend.

5. The Environmental Impact Report indicates that access to basic services include Prairie Wind Elementary and Jessup Elementary, however, Jessup is not the school that services this area, Prairie Wind would serve this development.

3966 Archer Pkwy Cheyenne, WY 82009 Phone (307) 633-4303 Fax (307) 633-4616

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6. The Environmental Impact Report should include discussion regarding the fact that there is a military helicopter landing site immediately to the east of this development. Discussion regarding the impacts the noise, operation, etc. that this facility would have on this development should to be included. In addition, the report should outline more specifics regarding how and when that facility is used, how often will helicopters fly over this development at a low altitude to land at the facility, etc.

7. The open space shown only has essentially one ingress/egress and all it can be used for is a walking path and it looks like the open space is only being used as a buffer to the adjacent properties instead of having a layout that would be more centrally located, easily accessed and more multiuse.

8. Per Wyoming State Statute 18-5-306, the developer must submit a performance bond, acceptable letter of credit or other sufficient financial commitment to assure that any facilities proposed or represented to be part of the subdivision will in fact be completed as proposed. The amount of any bond or other financial commitment or escrow required shall reflect the total estimated costs of providing the facilities.

County Public Works Department: Public Works has consulted with and all comments have been submitted by the County Engineer.

Laramie Co School Dist. No. 1: The residential development is within the Central Triad and more specifically: student's home schools for attendance would be Prairie Wind Elementary, McCormick Junior High and Central High Schools. Students living in this development would be eligible for bussing, as they would be beyond the walk distance for each of the schools. School Enrollments:

Prairie Wind - below capacity, space available most grades. McCormick Junior High - below capacity, space available both grades. Central High - slightly below capacity, space available most grades.

Environmental Health Department: 201 Facilities Management Plan

This subdivision is located within the 201 Facilities Management Plan area. Section 3.2 paragraph 4 states that the City of Cheyenne and Laramie County not approve any development which is inconsistent with the plan unless an exception can be granted pursuant to section 4.0-4.7 of the agreement. Section 4.4 (b) states that both the City Council and County Commissioners approve an exception after Planning Commission review.

WY DEQ Subdivision Regulations Laramie County Small Wastewater System Regulations

A completed DEQ Subdivision review and report is needed. A copy of the signed final plat with DEQ notes shall be submitted to Environmental

Health prior to the issuance of any small wastewater system permit.

3966 Archer Pkwy Cheyenne, WY 82009 Phone (307) 633-4303 Fax (307) 633-4616

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 A USDA soil survey shall be provided to Environmental Health prior to the issuance of any small wastewater system permit.

An individual small wastewater permit shall be obtained on each property prior to construction.

A perc test and 10' site hole shall be done on each lot prior to issuance of any small wastewater system permit.

Wyoming Game & Fish: Terrestrial Considerations: This proposed development is located in an area designated as crucial winter range for pronghorn (please see number 7 below). As development continues in Laramie County so do the cumulative negative impacts to wildlife species in the county. The result of displacing wildlife onto other properties/habitats with less wildlife value limits the ability of animals to sustain themselves during winter and fawning months. We recommend Laramie County consider increasing the size of parcel development in proposed sub-divisions and design sub-divisions to maintain open space in the area. The State of Wyoming has developed a re-planning tool, Natural Resource and Energy Explorer, which supports pre-planning efforts in the state. We encourage Laramie County to use this tool when considering development in rural areas.

The WGFD recommends the following criteria to be considered when allowing rural subdivisions within Laramie County:

1. Riparian/Wetland Habitat. It is extremely important that existing riparian habitat be retained and/or enhanced. Enhancing wetlands for wildlife by improving water supply, pothole development and shallow water impoundment of suitable water sources should be considered.

2. Non-native Plants. Introduction of non-native shrubs and trees should be restricted to those species that are the least palatable to browsing wildlife animals and pose little risk of spreading to adjacent areas (e.g., Russian olive should never be planted). The developer should consult with our local wildlife biologist when planning landscaping for the subdivision.

3. Bird Nesting/Perching Habitat. Nesting and perching areas for raptors and some cavity nesting birds should be maintained and human disturbance minimized during incubation and rearing time frames. Please review WGFD Sub-division recommendations on the WGFD website. Developments should be located to protect unique physical or vegetative features that provides important nesting habitat. Home construction should be discouraged in these areas.

4. Damage/Feeding. When applicable, the subdivision covenants should explain to prospective purchasers that wildlife inhabits, winters and/or migrates through the area. It is very likely that wildlife may damage ornamental shrubs, trees, homes and fences. The land purchaser accepts this risk factor. We will not accept compensation claims for damages caused by wildlife to ornamentals, homes and fences. Supplemental feeding of ungulates or carnivores should not be allowed.

5. Fencing. Perimeter fencing of properties should be discouraged since this will result in reduced movement and potential mortality of wildlife in fence entanglements. Woven wire is especially limiting to wildlife passage and should be avoided. If perimeter fencing is permissible wildlife friendly fencing should be used to allow passage of big game species through the area. Please use the following specs when installing wildlife friendly fencing: To allow passage of deer and pronghorn, a 4-Wire Cattle Fence having three barbed wires, the top wire 42 inches

3966 Archer Pkwy Cheyenne, WY 82009 Phone (307) 633-4303 Fax (307) 633-4616

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high, and a smooth bottom wire 16 inches above the ground is recommended. If compatible with other uses, an 18 inch smooth bottom wire is preferred. Please refer to fencing guidelines posed on our website or call our regional biologist: https:llwgfd.IWGFDlmedia/contentIPDFlHabitatlExtension%20Bulletins/B53-FencingGuidelines-for-Wildlife.pdf.

6. Pets. Domestic pets, especially dogs and cats, should be restrained and prevented from roaming at large. Unrestrained pets can harass and kill small and large birds and mammals.

7. Crucial Habitats. The proposed subdivisions is located in crucial winter range. It is preferred these areas are avoided when planning development opportunities in the state. If avoidance is not possible, the developer should consider obtaining conservation easements to protect remaining important habitats as an offset. Where open space is affected, the subdivision layout or plat should attempt to maximize an open-space, natural-habitat development concept.

8. Agriculture. The pasturing of livestock (e.g., horses, sheep, cattle) should be confined to established agricultural meadows, and stocking rates should be limited to those that maintain adequate plant cover to prevent erosion. Livestock should not be allowed to graze forest and shrub habitats since these types are important to wildlife and can be seriously impacted. Overgrazing by livestock can cause significant damage to plants by direct consumption, trampling, soil compaction and erosion. Livestock can displace wildlife by directly competing for forage and degrading habitat.

9. Roads. Construct the minimum standard and number of roads needed to serve the subdivision. Roads should be constructed to avoid watercourses, wetlands and other important wildlife habitats.

10. Habitat Enhancement. Enhancements can improve the existing wildlife habitat and provide enjoyment for wildlife enthusiasts within the subdivision. Enhancements should be planned thoroughly and thoughtfully prior to any construction. The developer and/or homeowners association should review the plan before approval. The WGFD will assist developers or homeowners in designing habitat enhancements.

11. Chemical Herbicides, Pesticides, Fertilizers. The use of chemical herbicides, pesticides and fertilizers is discouraged. Spot treatments with herbicides are acceptable for controlling noxious terrestrial weeds. Only licensed personnel should apply herbicides, pesticides, and fertilizers.

12. Off-road Vehicles. Restricted use of off-road vehicles should be written into the covenant. Off-road vehicles include all-wheel drives, motorcycles, all-terrain vehicles, and snowmobiles.

13. Land Use Plan. An integrated and comprehensive land use plan should be developed. The plan should consider natural resource values in the county for orderly, long-term development.

14. Open Space - Developers should preserve open space by maintaining areas of undeveloped open or wooded habitat and reducing the density of dwellings through cluster development with undeveloped land between clusters. Open space will provide opportunities for wildlife to move through or around developments, provide protection for sensitive areas, and reduce many land use conflicts.

3966 Archer Pkwy Cheyenne, WY 82009 Phone (307) 633-4303 Fax (307) 633-4616

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