PLANNING COMMISSION REPORT SUMMARY

Consent Agenda –Non Public Hearing Item

PC staff report

06/20/05

ITEM NO. 3:

FINAL PLAT FOR HUTTON FARMS WEST NO. 1; SOUTHEAST CORNER OF MONTEREY WAY AND PETERSON ROAD (SLD)

SUMMARY

PF-05-18-05: Final Plat for Hutton Farms West No. 1. This proposed 99-lot residential subdivision contains approximately 21.117 acres. The property is generally described as being located at the southeast corner of Monterey Way and Peterson Road. Submitted by Peridian Group for Hutton West, L.L.C., property owner of record.

Recommendation: Staff recommends approval of the Final Plat of Hutton Farms West No. 1, (PF-05-18-05) and forwarding it to the City Commission with a recommendation for acceptance of easements and rights-of-way based on the findings found in the body of the staff report and subject to the following conditions:

1. Provision of a revised Final Plat to include the following note:

a. “Each lot is limited to one single-family detached dwelling.”

b. “Side yard setbacks have been reduced from 10’ to 5’ per the approved Preliminary Development Plan for this subdivision.”

c. “The property owners shall participate in benefit districts for the financing of Monterey Way and Peterson Road.”

2. Provision of a revised Final Plat to include the following drainage easements:

a. Provision of a drainage easement for the proposed storm sewer crossing Block 6 at Lot 8; and

b. Provision of a drainage easement for the proposed storm sewer crossing Block 3 at Lot 9.

c. Reflect the new Planning Commission Chairperson’s name o the plat (Chairperson to be selected at June Planning Commission Meeting

3. Execution of an agreement that precludes development of all lots in Hutton Farms West No. 1 until the completion of Monterey Way between Peterson Road and the north property line including intersection improvements with Peterson Road.

4. Submission of public improvement plans for all public improvements per approval of the Public Works

5. Execution of a Temporary Utility Agreement;

6. Provision of the following fees and recording documentation:

a. Copy of paid property tax receipt at the time of submittal of the Final Plat for filing;

b. Recording fees made payable to the Douglas County Register of Deeds;

c. Provision of a completed Master Street Tree Plan per Section 21-708a;

Applicant’s Reason for Request:

Subdivision requirement prior to residential development of property. Proposed single-family detached development – phase 1 of Hutton Farms West

KEY POINTS

Appropriate public improvements must be completed prior to development and a Final Development Plan is required before issuance of building permits.

SUBDIVSION CITATIONS TO CONSIDER

Subdivision code requirements have been met

ASSOCIATED CASES/OTHER ACTION REQUIRED

· Final Development Plan submitted for July consideration

· Z-09-43-05; Approved by City Commission 11/16/04 subject to approval of a PDP and recording of Final Plat prior to publication.

· PF-05-19-05; Final Plat of Hutton Farms West No. 2

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

No comments

Consent Agenda – Non-Public Hearing Item

PC staff report

06/20/05

ITEM NO. 3:

FINAL PLAT FOR HUTTON FARMS WEST NO. 1; SOUTHEAST CORNER OF MONTEREY WAY AND PETERSON ROAD (SLD)

SUMMARY

GENERAL INFORMATION

Current Zoning and Land Use:

Pending PRD-2(Z-09-32-04); City Commission approved on 2/16/04 Current Zoning is RS-2 (Single-Family Residence District).

Surrounding Zoning:

RS-2 (Single-Family Residence District) to the north and west; developing single-family residential homes.

RS-1 (Single-Family Residence) District to the south; developing single-family residential homes.

PRD-2 (Planned Residential District) to the east; developing mixed residential development.

Site Summary · Total Development Plan included 38.4 gross acres 35.1 net acres. · Phase 1 included 20.448 acres and detention Pond in the southeast corner of development (see Hutton Farms no. 2,
	PDP/Preliminary Plat	Proposed Final Plat Hutton Farms No. 1
Number of Lots:	100	99
Gross Area:	20.448 acre	21.117 acres
Net Area:	NA	16.301 acres
Minimum Lot Size:	NA	5,635 SF (Lot 1, Block 6)
Average Lot Size:	NA
Maximum Lot Size:	NA	13,439 SF (Lot 7, Block 2)
Rights-of-way:	No change	No new right-of-way proposed for Peterson Road; Additional right-of-way proposed for Monterey Way to result in total 100’ ROW includes existing gas line.
Tract A	Detention Pond included in Phase 1 not part of this plat.	4.5 acres for access and utility easement for private roads, utilities and pedestrian connections.
Tract B	.30 acres	.316 acres (13,777 SF) for open space

STAFF REVIEW

The subject property is located on the northeast corner of Peterson Road (an arterial street) and Monterey Way (a collector street). The subject property was part of Preliminary Development Plan approved by the City Commission on April 5, 2005. The approved Preliminary Development Plan included two phases. Phase 1 is proposed as an individual lot (for sale) development including private streets and sidewalks on both sides and has been submitted as a Final Plat know as Hutton Farms West No. 1. A density cap was established as part of the development plan.

Preliminary Approval

Use Restrictions -Per the approval of the zoning, the density of this development is limited to 7 dwelling units per acre. The proposed density is 6 dwelling units per acre. The western portion of the area included in the approved Preliminary Development Plan was designed and intended for single-family detached housing on individual lots. Staff recommends a note be added to the face of the Final Plat to state that each lot is limited to only one single-family detached residence.

Waivers (PUD’s) -The Preliminary Development Plan included approval of a reduction of the required side yard from 10’ to 5’ for Phase 1 of the development. Staff recommends this note be added to the face of this Final Plat to assure the action taken is communicated to both property owners and builders since the zoning is a planned unit development.

Pedestrian Connections – A significant concern during the Preliminary Development Plan review was the provision of pedestrian connections from the interior of the development to the adjoining public sidewalk network and connections to common open space within the interior of the planned unit development. The Final Plat includes the provision of easement to allow the construction of the internal sidewalk connections. One pedestrian access is located in the southwest corner of the site. An interior connection is provided midway along Daylily Drive that will provide access to an open space located in Phase 2 of the development (Tract B of Hutton Farms West No. 2).

Streets and Access

Access to the proposed development is provided from Monterey Way on the east, Daylily Drive to the north. Future internal connection is provided to the east through the Final Plat of Hutton Farms West No. 2. Staff noted during the Preliminary Development Plan review that a public street should not continue into a private street. There were no conditions approved related to ending Daylily Drive in a cul-de-sac. The city may modify public improvement plans to address this change of street type in the future, but must work within the boundary of the established right-of-way.

The purpose of the demarcation of a public and private street is to clearly signal the end of public maintenance and the beginning of private maintenance. Additional signage may be required to accomplish this task. Street signs on private streets are the responsibility of the developer. This element will be required to be addressed as part of the Final Development Plan.

Development of the subject property is dependant upon access. Development through the local street network to the north is not acceptable because it will cause significant disruption of the area. Monterey Way must be completed prior to development of the subject property. Staff recommends that development of Hutton Farms West No. 1 be subject to completion of Monterey Way prior to residential construction.

A bid for construction of Monterey Way is planned for late July 2005. The Director of Legal Services recommended the following note be added to the face of the Final Plat as follows: “The property owners shall participate in benefit districts for the financing of Monterey Way and Peterson Road.”

Utilities and Infrastructure

Utility extension will be required and dedication of necessary easements must be provided. The subject property is encumbered by an exclusive gas line easement across the north portion of the property. An encroachment agreement will be required for improvements within the easement area. The applicant was advised of this requirement issues during the review of this proposed development.

Stormwater

The stormwater evaluation is divided into two parts; a stormwater study and a stormwater plan. The study provides the engineering analysis to determine the amount and location of runoff to be detained. The stormwater study, reviewed and approved by the Stormwater Engineer, indicates a detention pond will be provided in Phase 1 of the development located in the southeast corner of Hutton Farms West No. 2.

The second part of the evaluation is the review of a specific stormwater plan. The stormwater plan is individualized for each project. The stormwater plan recommendations including the dedication of appropriate easements are through the subdivision plat process, as well as, site and development plans and public improvement plans (as necessary). Required stormwater plans must be consistent with the approved stormwater study for the project as well as the city’s stormwater master plan. The Preliminary Development Plan lacked the necessary information to conclude that the stormwater “plan” was consistent with the stormwater “study” for the proposed development. The related conditions were removed and were not related to the changes in the plan design. The applicant was required to provide the necessary documentation to establish compliance with city code and that the easements proposed on the Final Plat facilitated the minimum requirements set out in the stormwater study. Two specific easements, still missing, are required. Staff recommends the approval of the Final Plat be subject to the provision of these easements:

1. Provision of a drainage easement for the proposed storm sewer crossing Block 6 at Lot 8; and

2. Provision of a drainage easement for the proposed storm sewer crossing Block 3 at Lot 9.

Conclusion

The proposed development is designed to provide multiple levels of vehicular and pedestrian connection between the subject property and the abutting developments to the north and west.

Staff noted that an additional pedestrian connection between Phase 2 and Phase 2 should be provided in the central portion of the development between Daylily Drive and Hutton Way to provide both an additional connection to the amenities to the east and connectivity to the natural area in the center of the development.

This plan is somewhat conceptual in nature and additional details such as screening will continue to be reviewed as part of a Final Development Plan. The applicant should be advised that a typical residential detail will be required to show building footprint and driveway depth and width with the Final Development Plan. A Final Development Plan must be approved and recorded with the Register of Deeds Office prior to development.

A letter regarding pinning of the lots has been provided in accordance with Section 21-103 of the Subdivision Regulations.