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PLANNING COMMISSION REPORT Consent Agenda - Non-Public Hearing Item |
PC Staff Report
01/23/05
ITEM NO. 3: FINAL PLAT FOR CYPRESS PARK ADDITION; 1801 LEARNARD AVENUE (PGP)
PF-11-43-05: Final Plat for Cypress Park Addition. The property is generally described as being located at 1801 Learnard Avenue. This proposed five-lot single-family residential subdivision contains approximately 2.229 acres. Submitted by Peridian Group, Inc., for Steve Standing, property owner of record.
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STAFF RECOMMENDATION: Staff recommends approval of the Final Plat for Cypress Park Addition 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: |
To develop 5 lots for 1 existing and 4 new single-family homes. |
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KEY POINTS · The final plat conforms to the requirements of the approved preliminary plat.
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ASSOCIATED CASES/OTHER ACTION REQUIRED
· On July 25, 2005, the Planning Commission denied the Cypress Park Addition Preliminary Plat [PP-06-15-05]. · On November 8, 2005, the City Commission approved the Preliminary Plat for Cypress Park Addition [PP-06-15-05] through a de novo hearing as requested by the applicant. · On December 12, 2005, the Planning Commission concurred with the de novo approval of the Preliminary Plat [PP-06-15-05] by the City Commission. · Acceptance of right-of-way and easements by the City Commission. · Recordation of the Final Plat at the Register of Deeds Office. |
PUBLIC COMMENT RECEIVED PRIOR TO PRINTING
December 11, 2005 letter from the League of Women Voters concerned about shared driveways and a need for a maintenance agreement between the property owners.
GENERAL INFORMATION
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Current Zoning and Land Use: |
RS-2 (Single-Family Residential) District; Existing house and detached 2-story barn/garage on proposed Lot 3. |
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Surrounding Zoning and Land Use: |
RS-2 (Single-Family Residential) District; Existing single-family homes to north, east, south and west; Existing single-family residences.
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Site Summary
Number of Lots: 5 single-family lots
Gross Area: 97,094 square feet (2.23 acres)
Minimum Lot Area: 12,701 square feet (0.29 acres)
Maximum Lot Area: 25,400 square feet (0.58 acres)
Average Lot Area: 19,418 square feet (0.446 acres)
Minimum Lot Area for RS-2 District is 7,000 square feet
STAFF REVIEW
The request is for final plat approval of Cypress Park Addition, which is a proposed 5-lot subdivision for single-family homes. The site is located on the west side of Learnard Avenue, at 1801 Learnard Avenue.
On July 25, 2005, the preliminary plat for Cypress Park Addition [PP-06-15-05] was denied by the Lawrence-Douglas County Metropolitan Planning Commission.
On November 8, 2005, the City Commission held a de novo hearing as requested by the applicant, and approved the Preliminary Plat.
On December 12, 2005, the Planning Commission concurred with the de novo approval decision of the City Commission.
Sidewalks
There are no existing sidewalks along Learnard Avenue. No sidewalks are proposed by this project and there is no plan from the City to install sidewalks as the neighborhood appears to favor the rural character of the existing Learnard Avenue.
Access
Access to the lots is proposed to be through two shared driveways (35’ access and utility easement) from Learnard Avenue (shared driveway for Lots 1 & 2, and shared driveway for Lots 3, 4 & 5) as approved by the Preliminary Plat. Setting up a maintenance agreement for the shared driveways would be the responsibility of the developer/owner of the property. The City would not be a party to this agreement. There should be a note on the Final Plat that specifically states that Lots 1 & 2 will share a driveway within the access easement on Lot 1, and that Lots 3, 4 & 5 will share a driveway within the access easement on Lot 4. Reference to a filed agreement should be provided on the face of the plat to provide notice to future property owners.
The Final Plat dedicates one-half of the required 60’ right-of-way for Learnard Avenue as there is no apparent record of a prior dedication of this right-of-way.
Learnard Avenue is a non-standard street with ditch sections for drainage. No improvement to Learnard Avenue is proposed by this project and there is no plan from the City for street improvements as the neighborhood appears to favor the rural character of the existing Learnard Avenue. A requirement for An Agreement Not to Protest the Formation of a Benefit District for street and sidewalk improvements would be consistent with conditions placed on other plats where the street and sidewalk improvements were not required to be installed at the time of platting by the developer.
Infrastructure
Municipal water lines and sanitary sewer lines exist along Learnard Avenue. Individual private water and private sanitary sewer service lines will be installed by Lot owners at the time of construction of their homes.
Stormwater Drainage
A stormwater detention basin is shown on the southwest portion of the property. A stormwater drainage plan has previously been provided. A condition would be required for the submission of public improvement plans for stormwater drainage detention to Public Works prior to the recording of the Final Plat. Minimum Elevation of Building Openings (MEBO’s) have been established for Lots 4 & 5 adjacent to the platted drainage easement.
Future Divisions
The configuration of the lots will impede the ability for the further division of this property. General Note No. 5 states, “Ability for the future division of these lots is diminished due to the configuration of the Lots.”
Summary
The Final Plat is in concurrence with the Preliminary Plat approved by the City Commission.