NON-PUBLIC HEARING ITEM:
ITEM NO. 2: FINAL PLAT FOR THE RIDGE AT ALVAMAR; NORTH OF CLINTONPARKWAY AND WEST OF LAKE ALVAMAR (SLD)
SUMMARY
PF-10-19-03: Final Plat for The Ridge at Alvamar. This proposed 85-lot single-family residential subdivision contains approximately 24.6487 acres and is located north of Clinton Parkway and west of Lake Alvamar. Submitted by The Peridian Group, Inc., for Alvamar and Yankee Tank Investors, property owners of record.
GENERAL INFORMATION
Current Zoning and Land Use: PRD-1 (Planned Residential District); undeveloped property.
Surrounding Zoning and Land Use: RS-E (Single-Family Residence District) to the east; The Sanctuary, a residential plat including an existing home.
A-1 (Suburban Home Residential District) to the north and northwest; existing residential lots and homes.
A (Agricultural District) to the south; Corps property.
B-3 (Limited Business District) to the west; undeveloped property used for agricultural purposes.
Site Summary
Number of Lots: 85 lots
Gross Area: 24.648 acres
Minimum Lot Size: 5,273 SF (Lot 33)
Maximum Lot Size: 13,641 SF (Lot 21)
Access Easements: 4.7 acres (Tract A, private internal streets)
REVIEW COMMENTS FROM OTHER DEPARTMENTS/AGENCIES:
Public Works/Engineering:
1. Extend UE into Lot 1, Block 2 (Plat revised).
2. Bearing missing for Lot 15, Block 1 (Plat revised).
3. Sanctuary Drive should be shown as proposed since it is not developed or platted yet (Plat revised).
4. Alvamar Ridge Drive and Sanctuary Drive may be conflicting street names (Plat revised).
5. Staff to determine if agreement not to protest BD for proposed Sanctuary Drive is required (Condition).
6. What happens with Tracts A, B, C and D? What is purpose, who provides maintenance? (Plat revised).
7. Public streets need to be constructed to main entrance of development as a minimum (Applicant notified).
8. Private streets will be constructed to city street standards (Applicant notified).
9. Revise drawing to reflect changes in the street location per the Final Plat of Sanctuary Drive (Plat revised).
10. Public improvements needed per approved TIS including deceleration lane for Clinton Parkway (Condition).
Stormwater Engineer: The Final Development Plan and Final Plat dated 10-15-03 meet the specified requirements with the following conditions:
1. The storm sewers shown will be public systems. Revise note 24 accordingly.[1] Provide public improvement plans for the storm drainage system prior to release of the plan to the building inspector (Condition).
2. Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. This project will not be released for building permits until an approved SWP3 has been obtained. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained. (Applicant notified)
Traffic Engineering: Sanctuary Drive is actually named Yankee Tank Court, update document to correctly show street name (Plat revised).
Municipal Utilities: Yankee Tank Drive and Sanctuary Drive streets should connect to allow the water distribution system to provide better service (See Discussion).
Neighborhood Resources: OK
Parks/Rec:
1. What is condition of trees in tracts – do they need a plan to replant more trees after construction opens up forested areas?
2. Need provision that developers maintain permanently the landscape median and tracts (Plat revised, refer to development plan).
Fire Department:
1. Fire hydrant plan (Applicant notified).
2. Dead-end cannot exceed 500’ (Minimum cul-de-sac turn-around provided at end of Yankee Tank Court).
3. Flow minimum 1000 GPM @ 20 PSI (up to 3000 SF structures, flow min 1500 GPM at 20 PSI over 3000 SF (refer to sanctuary plat) this limits size of structure) (Applicant notified).
Police Department: OK
Westar: No Comments Provided
Aquila: No Comments Provided
Williams Natural Gas: No Comments Provided
Southwestern Bell: Is UE on south side of 48 20 u/e? (Condition)
STAFF REVIEW
The subject property is located on the north side of Clinton Parkway east of the K-10 Highway intersection. The proposed Final Plat includes individual lots as part of a planned unit development. The application is accompanied by a Final Development Plan for single-family residential development known as The Ridge at Alvamar (FDP-10-12-03). Access to the development is provided from a local street know as Yankee Tank Court.[2]
Traffic and Access
The subject property does not include the dedication of any public right-of-way. The abutting residential street must be constructed prior to development of the subject property. The internal access is provided as a public street, the applicant is required to provide the necessary documentation to demonstrate the private streets will be constructed to minimum city standards. Staff recommends these documents be provided prior the Final Plat being recorded with the Register of Deeds.
A condition of approval of the Preliminary Development Plan was the submission of a traffic impact study. This study concluded improvements are required for Clinton Parkway as a result of the additional development (traffic demand that will occur as a result of the additional development). One specific improvement is the relocation of the intersection of Yankee Tank Court and Clinton Parkway. This intersection has been revised as part of the Final Plat of The Sanctuary at Alvamar. The proposed Final Plat, of The Ridge at Alvamar, has been revised to reflect this change. The other significant change is the need to construct deceleration lanes and median changes to support the proposed development. Staff recommends that these public improvements be included as a condition of the plat approval.
Lot configuration
The subject property is divided into a series of individual lots which are intended for development of single-family detached homes. The specific layout of the individual structures is part of the Final Development Plan review. Lots provide minimum areas consistent with other low density residential development. Section 20-1006 requires a minimum of 4,000 SF per lot with a minimum frontage of 40’. The proposed lot configuration exceeds the minimum standard.
The approved Preliminary Development Plan included a mix of single-family and duplex development. The eastern portion of the development was intended as single-family lots (44 lots). The western portion proposed a single tract of duplexes that accommodated 58 units. The applicant intended to later townhouse the duplex units. The total development would have resulted in 102 dwelling units. The addition of single-family lots and the removal of the duplex element did not alter the proposed private street configuration. The proposed access easements (private streets) have not been altered. The establishment of individual lots is preferable to the approved concept that would have resulted in a series of plats of survey that do not require planning review.
The proposed Final Plat includes approximately four acres of open space. The applicant will be required to provide street trees along the public streets (Yankee Tank Court and Clinton Parkway). Interior landscaping of the open areas and other “street trees” are addressed as part of the Final Development Plan. A Homeowner’s Association will be established for long term maintenance and ownership of the open spaces as well as the private streets. Staff recommends a note be added to the face of the Final Plat to address the recorded reference of these documents.
The proposed plat conforms with the intent of the approved Preliminary Development Plan (PDP-05-03-02), Zoning and Subdivision regulations for the PRD-1 (Planned Residential District) as well as the Comprehensive Plan.
Recommendation: Staff recommends approval of the Final Plat of The Ridge at Alvamar Addition and forwarding it to the City Commission with a recommendation for acceptance of easements subject to the following conditions:
a. Label utility easement along south side of Lot 48, Block 1.
b. Provision of the book and page reference regarding the Homeowners’ Association.
c. Revise Planning Commission Chair name.
a. Clinton Parkway Improvements, per the City Engineer’s approval;
b. Stormwater improvement plans, per the City Stormwater Engineer’s approval; and
c. Street plans or sufficient documentation to demonstrate the private streets shall be constructed to minimum City Standards per the City Engineer’s approval.
a. Copy of paid property tax receipt;
b. Recording fees made payable to the Douglas County Register of Deeds; and
c. Provision of a master street tree plan.