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Pioneer Ridge - 5.5 City Council - Rezoning, Prelim Plat, Site Plan, Tree ClearingPioneer Ridge Development Review Planning Commission –February 18, 2025 City Council Work Session –April 28, 2025 Rezoning, Preliminary Plat, Site Plan, & Tree Clearing Contract Location Map Community Engagement Neighborhood Meeting – January 14, 2025 Planning Commission Public Hearing 2/18/25 Proposed Development Email Notifications 4/15/25 4/3/25 3/26/25 3/3/25 2/5/25 Rezoning Application Rezoning a)The proposed rezoning is/is not consistent with the City’s Comprehensive Plan. b)The proposed zoning will/will not be compatible with the present and future land uses of the area. c)The proposed zoning does/does not conform to all performance standards contained in the Zoning Ordinance. d)The proposed zoning will/will not tend to or actually depreciate the area in which it is proposed. e)The proposed zoning can/can not be accommodated with existing and planned public services and will not overburden the city's service capacity. f)Traffic generation by the proposed use within the zoning district is/is not within the capabilities of the streets serving the property. Future Land Use Designations Property designation: Office / Residential Medium Density Neighboring Zoning Designations RLM, R -8, and PUD-R are eligible based on Medium Density Residential designation. R-8 RLM Proposed Zoning Designations RLM R-8 A2 Rezoning a)The proposed rezoning is consistent with the City’s Comprehensive Plan. b)The proposed zoning will be compatible with the present and future land uses of the area. c)The proposed zoning does conform to all performance standards contained in the Zoning Ordinance. d)The proposed zoning will not tend to or actually depreciate the area in which it is proposed. e)The proposed zoning can be accommodated with existing and planned public services and will not overburden the city's service capacity. f)Traffic generation by the proposed use within the zoning district is within the capabilities of the streets serving the property. Staff recommends approval of the proposed rezoning based on the following findings of fact: Preliminary Plat Application Subdivision Review •The proposed subdivision is/is not consistent with the zoning ordinance. •The proposed subdivision is/is not consistent with all applicable city, county and regional plans including but not limited to the City's Comprehensive Plan; •The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are/are not suitable for the proposed development; •The proposed subdivision does/does not make adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by the subdivision ordinance; •The proposed subdivision will/will not cause significant environmental damage subject to compliance with the conditions of approval; •The proposed subdivision will/will not conflict with easements of record; •The proposed subdivision is/is not premature. Preliminary Plat Proposal •14 Detached Townhomes •40 Attached Townhomes •Private Roads Detached and Attached Townhomes Detached Townhomes (RLM) Required (Minimum)Proposed Lot Area 5,445sf (average)7,345sf Lot Frontage 30 feet 54 feet Lot Depth 100 feet 109 feet Attached Townhomes (R-8) Required (minimum)Proposed Lot Area 1,800 sf 2,368 Lot Frontage 30 feet 32 feet Lot Depth 60 feet 74 feet Landscaping & Tree Preservation -29% Existing canopy coverage -9% canopy coverage retained -If below 25% canopy coverage, replacement is required -84 trees are required to be planted -228 trees proposed to be planted Landscaping & Buffering Section 20-1176 Buffering Intent: -Improve the appearance of vehicular use areas and property abutting public rights-of-way -To require buffering between noncompatible land uses; -To protect, preserve and promote the aesthetic appeal, character and value of the surrounding neighborhoods; -To promote public health and safety through the reduction of noise pollution, air pollution, visual pollution and glare. Base Buffer Plantings -43 overstory trees -87 understory trees -130 shrubs -Total: 260 plantings Buffer Plantings Shown -178 overstory trees -0 understory -70 shrubs -Total: 248 Plantings Evergreen and deciduous trees – 176 provided Overstory and understory trees - 130 base Presence of 46 additional evergreens/deciduous trees provides greater screening than the typical additional 60 shrubs. Landscaping & Buffering North Property Line “Bufferyard B” Plantings Required -16 overstory trees -33 understory trees -49 shrubs 98 total plantings Plantings Shown/Conditioned -71 evergreens (overstory) -6 deciduous (overstory) -0 understory -56 shrubs 133 total plantings West Property Line “Bufferyard B” Plantings Required -7 overstory trees -14 understory trees -21 shrubs 42 total plantings Plantings Shown -10 evergreens (overstory) -5 deciduous (overstory) -0 understory -21 shrubs 36 total plantings Landscaping & Buffering South Property Line “Bufferyard B” Plantings Required -13 overstory trees -26 understory trees -39 shrubs 78 total plantings Plantings Shown -45 evergreens (overstory) -20 deciduous (overstory) -0 understory -0 shrubs 65 total plantings Landscaping & Buffering East Property Line “Bufferyard B” Plantings Required -7 overstory trees -14 understory trees -21 shrubs -42 total plantings Plantings Shown -14 evergreens (overstory) -7 deciduous (overstory) -0 understory -0 shrubs -21 total plantings* Maintains natural bluff area Landscaping & Buffering Transportation – Access points Bluff Creek Drive (2048 VPD, down 30.6% from 2023 due to BCB opening to Powers) •There are sight line issues for both directions at the access point •There are solutions for both directions South: The updated plans show added grading which accommodates the sight line in this direction o North: More detail needed to review compliance with 35mph design. If unable, then a speed limit reduction on Bluff Creek Drive would be needed. Existing data indicates avg 85% speed of 31mph. There have been concerns from residents about speeds on BCD, particularly related to Pioneer Pass Park and the steep grade down to Pioneer Trail. Fog lines are being added this year. Pioneer Trail •County will only allow a RT in/RT out A median is required and has been added to the plan Transportation - Access Looking South – Solution is to cut down the hill Transportation - Access Looking North – Solution is to post a speed zone and/or alter driveway design Utilities Water •Connecting to existing 12” mains on Bluff Creek Dr. and Pioneer Tr. •All watermain (except bldg. services) will be publicly owned and maintained Sanitary Sewer •A lift station is required •Forcemain connection to existing MH at Bluff Creek Dr/Hemlock Way •All sanitary sewer including the lift station will be privately owned and maintained Stormwater Management •The proposed design is mimicking the existing drainage patterns o To the NE down the slope toward Bluff Creek o To the existing stormwater pond at NW corner o To the Pioneer Trail storm sewer system Runoff rates are kept below existing Water Quality treatment is met by multiple stormwater ponds Volume reduction credits by way of a reuse system for irrigation •The eroded slope (defined as a Water Course) on the northeast is shown to be stabilized •The existing treatment pond in the NW corner will remain public, while the new ponds and all onsite storm sewer will be privately owned and maintained •Additional design details are required with the Final Plat documents Pinched Drainage •The ditch along the northern portion of the property has a slope of ~ 2% •Typical minimum grade used to convey overland flow •The ditch is competing for space with landscaping •Potential to cause nuisance drainage problems •Ponding water •Wet and/or dead grass •Additional maintenance •Close proximity of trees may impact draintile installations which is the most common solution •Design is especially tight on Lot 14 where there is a pinch point •A retaining wall is shown •Could restrict flow, and thereby accelerate velocity before heading down the slope Conditions of Approval - Drainage 1.Additional details are required to verify that the proposed retaining wall, landscaping, and swale can all be accomplished to avoid both onsite and offsite drainage issues at the northeast corner without the elimination or reconfiguration of lots as currently shown. 2.This condition, like all other conditions, must be satisfied prior to approval of Final Plat. Subdivision – Preliminary Plat •The subdivision adheres to the city’s zoning ordinances •The subdivision as proposed complies with the City’s Comprehensive Plan as well as applicable city, county, and regional plans. •The applicant has prepared the necessary engineered drawings and design to establish that the topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are suitable for the proposed development. •The Applicant has made adequate provisions for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements. •The proposed subdivision will not cause significant environmental damage. •The Applicant has provided the necessary information to support that the proposed subdivision will not conflict with easements of record. •The proposed subdivision has adequate stormwater drainage, roads, sanitary sewer systems, and adequate off-site public improvement and support systems. Staff recommends approval of the proposed subdivision based on the following findings of fact: Site Plan Application Site Plan Proposal •40 attached townhomes •14 detached townhomes •Private Roads •Building pads adhere to required setbacks Attached Townhomes Architecture Jasmine and Isla Updated Architecture Original Proposal Attached Townhomes Architecture Sophia and Amelia Updated Architecture Original Proposal Detached Townhomes Architecture Guest Parking – City Code Requirement •1 space per 4 homes •14 required for 54 homes •21 parking spaces shown •Intentional Landscaping 9 9 3 Land Disturbance and Tree Removal •Northern Long-Eared Bat Protections •Would allow some tree removals with preliminary plat approval •Requires cash escrow to cover city inspection costs as well as escrow that could be used to replant trees in the event project did not move to final plat •City utilized the same contract/process with the Pleasant View Pointe subdivision Staff Recommendation Staff recommends approval of the proposed rezoning, preliminary plat, and site plan for a townhome development consisting of 40 attached townhomes and 14 detached townhomes for the Pioneer Ridge development, subject to the conditions outlined in the staff report dated April 23, 2024, and approval of the Land Disturbance and Tree Removal Contract. City Council Discussion Public Comment Proposed Motion Motion to approve the rezoning, preliminary plat, and site plan for Pioneer Ridge, a townhome development consisting of 40 attached townhomes and 14 detached townhomes, subject to the conditions outlined in the staff report dated April 23, 2024, and approval of the Land Disturbance and Tree Removal Contract for Pioneer Ridge Development. Additional Technical Slides Wetlands •Wetland Delineation Completed on May 6th, 2024, and approved by the TEP/LGU •Two incidental wetlands and a watercourse identified on site •Wetlands were created by TH212 Grading •Permitting requirements for watercourse to be confirmed with final design (City, ACOE, Watershed District) Grading and Drainage •Site bounded by steep slopes and public ROW in existing condition •Site mass graded to facilitate construction of roads, homes and utilities •Proposed drainage mimic existing conditions •Wet Pond expansion and new reuse wet pond proposed to meet regulations •Applicant to confirm permitting with all applicable agencies Transportation – Speed on Bluff Creek Dr. •35mph posted speed limit o Appropriate for a limited access Collector street •5 different speed studies conducted over last 7 yrs conclude there isn't a speeding issue o Average speeds were 22-30mph o 85th Percentile speeds were 28-33mph •Adding fog lines is an additional strategy the City could also implement o Existing street is 33' wide •If speed zone is needed for driveway,then potential for making all of BCD 30mph Stormwater Management •Project is required to meet City and Riley Purgatory Bluff Creek Watershed District requirements •Water quality •Rate Control •Buffers •Proposed design includes stormwater ponds Best Management Practice (BMP) that promotes infiltration and stormwater storage (reuse system and wet ponds) •Applicant has a few items to resolve with the final design •Reuse Pond Outlet/Watercourse •Rate Control •Pond Expansion/resident concern •Storm sewer and BMP(s) will be private and will therefore require an Operations and Maintenance Agreement •Concerns have standard solutions that can reasonably be conditioned with the final plat Open House Drainage Concern •The ditch adjacent to the wet pond appears to wet/saturated •Potentially subsurface water interactions •Area is encompassed by drainage and utility easement/ city outlot •Development cannot make the situation worse •Models show a reduction of water levels for the proposed design • suggests an improvement •Staff had a discussion with the developers engineer to conduct additional analysis and see if there are other solutions that could be installed with the development •Area will be reviewed with final design