Planning commission recommends approval of Elmwood Estates final plat with three roadway variances

The Sheridan Planning Commission on Nov. 24, 2025 voted to forward a positive recommendation to the governing body for the Elmwood Estates final plat (PL 25‑30 / Resolution 30‑25), including three roadway variances related to a narrow right‑of‑way at a YDOT triangle, hammerhead turnarounds and a reduced curve radius.

Planning staff told the commission the property is 31.85 acres and was recently rezoned from R‑1 to B‑1 to allow multifamily and potential future commercial development. Staff said the final plat divides the property into four lots — three developable parcels and a roughly 24‑acre remainder — and that the developer has contemplated an approximately 100‑unit apartment complex on Lot 2, Block 2.

"The proposed subdivision is in conformance with our zoning code and future land use map," staff said, and recommended the commission recommend approval of the final plat to the governing body. Staff also noted an existing pond easement identified as the Hutton Reservoir will remain and that the applicant submitted a drainage report showing historic drainage flows will be maintained.

Commissioners questioned utility capacity and whether the subdivision plus nearby developments could be served. Director McShaneck said, "There is capacity," and described a new Northeast transmission main that increases pressures and several options utilities could use (lift station or gravity sewer), while cautioning that long‑term capacity depends on how the area ultimately builds out.

Two nearby property owners spoke during public comment. John Smith said a previous survey found a property line near 1st Street and Sheridan Avenue that may be 10 to 20 feet off and asked that the applicant's surveyor re‑check boundaries before final plat sign‑off. Robbie Smith raised concerns about peak‑hour traffic and whether on‑street parking would increase if multifamily units generated more than one vehicle per household.

Staff responded that the applicant submitted a traffic analysis used to classify and design internal roads to a minor collector standard and that in Sheridan's B‑1 zoning district the multifamily parking requirement is 0.755 spaces per unit — "so if there's a 100 units, we would require 75 off‑street spaces," staff said — and that parking counts and any covered/uncovered parking would be verified at the building permit stage.

After the presentation and public comment, a commissioner moved that the Planning Commission set a positive recommendation for PL 25‑30 / Resolution 30‑25 including the three variances (Hisham Drive right‑of‑way width, hammerhead turnarounds at Hisham Drive and Zade Road, and the centerline curve radius reduction). The motion was seconded, commissioners voted in favor and the recommendation passed.

Following the vote staff told John Smith they would ask the applicant to have their surveyor double‑check the property line and verify the surveyor's stamp before the final plat is signed. The governing body will consider the commission's recommendation at a subsequent meeting.