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Wolf Lake Ranch Phase 2 (59 lots) prompts dispute over who must build frontage improvements
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Summary
City staff told the DRC that frontage improvements along Pumpkin Pines Road must be demonstrated on the Phase 2 construction site plan for Wolf Lake Ranch (59 single-family lots); applicant representatives said they understood those improvements would be deferred to Phase 3, producing a timing dispute and requests for drainage, lift station and eas
City planning staff presented the Wolf Lake Ranch Phase 2 construction site plan for 59 single-family lots north of Pumpkin Pines Road and said several items were missing from the plan set, including a lighting plan and a tree survey. Staff emphasized that frontage improvements along Pumpkin Pines Road—previously discussed in earlier DRC reviews—must be shown or appropriately phased.
Applicant representatives Josh Enoch and Camille Horn said the client's understanding was that roadway improvements would be deferred to Phase 3; Josh Enoch said the team had just submitted a major development plan for Phase 3 across the street and asked whether the city required mill-and-resurface work or a full new pavement section with sidewalks. City staff recorded that the DRC had expected the frontage work to be completed in Phase 2 and that no concession had been made during phase reviews. The conversation concluded with the applicant agreeing to look into pulling the work forward and staff reiterating requirements for curb, gutter and sidewalks if they are in the project scope.
Staff also raised concerns about off-site stormwater, and requested additional materials including a drainage report and lift-station information. Public Works and other reviewers discussed undergrounding utilities and coordinating electrical work to avoid aerial lines where the city prefers undergrounding in the corridor.
