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PLANNING COMMISSION REPORT Consent Agenda –Non Public Hearing Item |
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PC Staff Report 12/12/05 |
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ITEM NO. 4:
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FINAL PLAT FOR THE COVE; NORTH OF HARVRD ROAD AND WEST OF GEORGE WILLIAMS WAY (SLD) |
SUMMARYPF-10-42-05: Final Plat for The Cove. This proposed 30-lot multiple-family residential subdivision contains approximately 12.51 acres. The property is generally described as being located north of Harvard Road and west of George Williams Way. Submitted by Landplan Engineering, PA, for Lakau, Inc., property owner of record. |
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Recommendation: Staff recommends approval of the Final Plat of The Cove, (PF-10-42-05) and forwarding it to the City Commission for acceptance of easements and rights-of-way subject to the following conditions:
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Applicant’s Reason for Request: |
Revision to establish individual lots and internal public streets. |
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KEY POINTS · Property is currently zoned and platted for multi-family residential development. A site plan approval would have been required for development of the property as a single lot. |
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SUBDIVSION CITATIONS TO CONSIDER · Proposed development complies with the subdivision regulations. |
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ASSOCIATED CASES/OTHER ACTION REQUIRED · PP-09-19-05 Preliminary Plat approved by the Planning Commission on 10/24/05. |
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING · No communications received |
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GENERAL INFORMATION |
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Current Zoning and Land Use: RM-1 (Multi-Family Residence) District; undeveloped.
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Surrounding Zoning and Land Use: PCD-2 to the north pending development plan approval; undeveloped.
RO-2 (Residential-Office) District to the northwest; undeveloped.
RS-2 to the west and south; developing residential subdivision. Langston Hughes Elementary School located on the south side of Harvard Road.
RS-2 to the east; developing residential subdivisions of Green Tree and Stoneridge North. |
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STAFF REVIEW
The subject property is located on the west side of George Williams Way and on the north side of Harvard Road. The property was previously platted as a single multi-family lot as part of the Final Plat of Diamondhead Subdivision. Development of the lot could take place with approval of a site plan. The proposed request represents further definition of the evolving neighborhood character that includes public street access and subdivided lots.
Streets and Access
The subject property is bounded on the east side by George Williams Way, a designated collector street, and Ken Ridge Drive on the north side, a local street. The access arrangement is consistent with the approved preliminary plat for this property.
Open Space
The City’s future park/green space is located at the southeast corner of the subject property on the east side of George Williams Way. Access to the public open space is provided along the sidewalks adjacent to the public streets throughout this development and George Williams Way.
A large detention area abuts the subject property on the west side. A short section at the north end of this abutting tract (dedicated for drainage easement purposes) is accessible via a pedestrian pathway easement between Lots 5 and 6, Block 1. The drainage easement is not intended to be developed or used for recreation purposes. The provision of the pedestrian access provides additional connectivity within the development to the surrounding area and addresses maximum block length issues as discussed in the Preliminary Plat. Pedestrian access the entire length of the drainage easement is not feasible given the increase of steepness of grade as the property falls to the southeast. The north section of the pathway provides access to the public sidewalk along Blue Nile Drive. Improvement of the pathway is intended to be included with the other public infrastructure and is no different from other sidewalks along individual lots and properties. Timing and phasing of public improvement plans are the purview of the City Commission.
Lot and Density
The proposed subdivision divides the lot into individual parcels with an internal street. Lots that abut the boundary roads are restricted from direct access. Lots along George Williams Way are generally deeper to accommodate utilities and street tree requirements along the collector road. Coving Drive is a local street that provides interior access.
The proposed final plat reduces the density by establishing individual lots. Gross density of the single large lot as platted today could result in 128 to 155 units as allowed per the existing zoning. Various concept plans have been presented to staff during the initial stages of the Diamondhead project that showed or intended this section for townhouse type development typified by duplex and triplex type units. The lot orientation is centered on the interior street. Lots exceed the minimum area requirements for the district. George Williams Way is the effective dividing line between the single-family detached lots to the east and the multi-family lots that are part of the “Diamondhead” development.
If developed with duplex (town homes) as suggested by the applicant’s representative the density is estimated to be 4.8 to 5.8 dwelling units per acre or about 60 units. The proposed lots are large and several could accommodate additional units such as a triplex. A site plan is not required for development of individual lots as proposed with single-family, duplex and or triplex units. Only those lots with four or more units would be subject to site plan requirements.
Utilities and Infrastructure
The Municipal Utilities Department has noted that the proposed development is consistent with planned development for this parcel and sufficient capacity is available for this proposed development.
Summary
The Final Plat complies with the submission and design standards set out in the Subdivision Regulations. The resulting development pattern will result in a lower density than the maximum permitted by the district.