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Council reviews Elmwood Estates final plat and variance requests for Hisham Drive
Summary
City Planner Kelly Schroeder presented the final plat for Elmwood Estates (31.85 acres, rezoned R-1 to B-1) proposing four lots and requesting variances for Hisham Drive right-of-way, hammerhead turnarounds, and reduced horizontal curve radii; staff said utilities can serve the development and Lot 2 is slated for a ~100-unit first phase.
City Planner Kelly Schroeder reviewed the final plat application (PL-25-30; Resolution 30-25) for Elmwood Estates, describing a 31.85-acre unplatted property adjacent to East 5th Street proposed to be subdivided into four lots after a recent rezoning from R-1 to B-1.
Schroeder said the subdivision would create three immediate developable lots and one remainder lot intended for future development. The applicant reduced the lot count from six in the preliminary plat to four for infrastructure reasons. Internal roads will be built to the city’s 39-foot standard and terminate in hammerhead configurations, and a preliminary traffic report used an estimate tied to approximately 233 multifamily units for traffic-count purposes.
The application requests variances: (1) a partial reduction from the 60-foot right-of-way standard for a portion of Hisham Drive at the "YDOT triangle" to align Hisham Drive with Sibley Circle north of the site; (2) hammerhead dead-ends instead of cul-de-sacs (staff said hammerheads meet IFC fire-truck turnaround requirements); and (3) reduced horizontal curve radii (about 150 feet rather than the 300-foot design standard) to accommodate steep grades.
Schroeder noted an existing pond easement in the center of the property will remain and construction will not be permitted within that easement. A March 2025 will-serve letter and preliminary flow analysis indicate sewer capacity is available; more detailed water and sewer review will occur during the permit-to-construct phase.
Planner and council members discussed coordination with the Wyoming Department of Transportation (YDOT) for the right-of-way at the triangle; Public Works Director Hans Arsen said quick-claim deeds and encroachment permit paperwork are in process and he expects YDOT transfer documentation in about February.
Applicant representative Mark Christiansen (AVI) joined online and confirmed phase 1 is planned as a roughly 100-unit, four-story apartment building with an approximate 18-month construction timeline after permit issuance.
Staff said the planning commission will consider this application and staff will recommend approval to the governing body; council posed technical questions but took no final action at the study session.
