NON-PUBLIC OR PUBLIC HEARING ITEM:

PLANNING COMMISSION REPORT

CONSENT AGENDA --NON-PUBLIC HEARING ITEM

PC staff report

04/17/06

ITEM NO. 6:

FINAL PLAT FOR FAIRFIELD FARMS EAST ADDITION NO. 1; SOUTH OF K-10 HIGHWAY BETWEEN O’CONNELL & FRANKLIN ROADS (SLD)

PF-02-04-06: Final Plat for Fairfield Farms East Addition No. 1. This proposed 226-lot residential subdivision contains approximately 73.604 acres. The property is generally described as being located south of K-10 Highway between O’Connell and Franklin Roads. Submitted by The Peridian Group, Inc., for Eastside Acquisitions, LLC, property owner of record.

Recommendation: Staff recommends approval of the Final Plat of Fairfield Farms East Addition No. 1 and forwarding it to the City Commission for acceptance of easements and rights-of-way subject to the following conditions:

Submittal public improvement plans prior to the recording of the Final Plat with the Register of Deeds Office;
Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations;
Execution of a Temporary Utility Agreement;
Provision of the following fees and recording documentation:

Copy of paid property tax receipt;
Recording fees made payable to the Douglas County Register of Deeds;
Provision of a master street tree plan.
Provision of street sign fees.

Review of proposed off-site dedications of public rights-of-way and easements per the approval of the Director of Legal Services prior to recording of those off-site dedications by separate instrument;
Provision of book and page references for off-site rights-of-way and easement dedications on the face of the Final Plat.
Provision of a Final Plat to include the following minor corrections:

Note on the face of the Final Plat that prohibits construction and fences in drainage easements
Provision of MEBO’s for Lots 4 and 5, Block 6
Removal of note adjacent to pedestrian easement between Lots 10 and 11, Block 4
Correct typo of general note 5 from “Tracts” to “Tract”.
Remove label of Block 7 that overlaps on Lot 11, Block 4
Add general note to describe building limitation for Lot 7, Bloc1 and add shading to legend.
Update signature block for Mayor as Mike Amyx
Provide deed book and page reference for dedication of additional right-of-way for E. 25^th Street across “Queen property”.

Applicant’s Reason for Request:

Subdivision requirement prior to development of property.

KEY POINTS

· Subdivision includes single-family and duplex lots only

SUBDIVSION CITATIONS TO CONSIDER

· Proposed subdivision complies with minimum regulations.

ASSOCIATED CASES/OTHER ACTION REQUIRED

· A-12-14-03; Ord. 7783

· PP-06-16-05; Preliminary Plat for Fairfield Farms East approved by Planning Commission 12/14/05

· Z-06-38-05; 35.835 acres to RM-D – pending publication after recording of final plat

· Z-06-39-05; 12.329 acres to RM-2 – pending publication after recording of final plat

· Z-06-40-05; 37.580 acres to RS-2– pending publication after recording of final plat

· Z-06-41-05; 17.889 acres to M-1 (Research Industrial) District [Lesser changed to PID-1 (Planned Industrial District) without Use group 9A]– pending publication after recording of final plat

· Z-06-42-05; 28.833 acres to C-5 (Limited Commercial) District [Lesser changed to PCD-2 (Planned Commercial District) with exclusion of UG 14 and subject to a PDP within 36 months] – pending publication after recording of final plat

· Approval of public infrastructure plans by Public Works.

· Recordation of Final Plat at the Register of Deeds Office.

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

· None Received

GENERAL INFORMATION

Current Zoning and Land Use:

Pending publication of RS-2 (Single-Family Residence) District and RM-D (Duplex Residential) District.

Surrounding Zoning and Land Use:

A (Agricultural) District to the north and south; undeveloped property.

RM-D (Residential-Duplex) District and RS-2 (Single-Family Residence) District to the west, existing residential development and detention pond located on the west side of O’Connell Road.

PID-2 (Planned Commercial District) to the east; Douglas County Jail located on east side of Franklin Road.

PRD-1 (Planned Residential District) along a portion of the south property line Prairie View Addition PRD.

Zoning	RS-2	RM-D	TOTAL
Title	Single-Family Residence	Duplex Residential
Case	Z-06-40-05	Z-06-38-05
Area	37.580	35.835	119.896
Total Lots	141	87	228 RS and RMS lots
Tracts	0	1 Tract proposed for Final Plat 2.8 [Drainage easement] .05 [Pedestrian path revised to Pedestrian easement	3 tracts shown in Preliminary 2 total in total 6.91
ROW	13.68	11.94	24.813 Per Preliminary Plat
Net Area	23.90	21.05	80.383 Per Preliminary Plat
Min. Lot Size	7,200	9,000	--
Max. Lot Size	15,093	16,988	--
Avg. Lot Size	8,091	10,564	--
Density/Acre	6.3 units	8.2 units

Note: Total area summary is revised for right-of-way and net development area as a result from a change in road right-of-way for Exchange Place. Exchange Place is a street not within the boundary of this Final Plat. Therefore the change from an 80’ right-of-way to a 60’ right-of-way does not affect the lots or right-of-way- for this Final Plat. Refer to the Final Plat for Fairfield Farms East Addition No. 2 for more discussion regarding the right-of-way.

STAFF REVIEW

The subject property is located on the south side of K-10 Highway (E. 23^rd Street) between O’Connell and Franklin Roads. The Preliminary Plat was approved by the Planning Commission on December 14, 2005. This proposed Final Plat represents the low-density residential development including the RS and RMD zoning districts. Lots proposed to be zoned for duplex development are shown with circled lot numbers. A related Final Plat is also on this same agenda for the consideration of the multi-family, commercial and industrial zoned portions of the original acreage.

Significant public infrastructure must be constructed to serve this area including streets, intersection improvements and utility main extensions for water, wastewater, and stormwater conveyance. Multiple benefit districts will be created to provide some of these improvements including the sanitary sewer and street extensions.

Streets and Access

E. 23^rd Street/K-10 Highway is a designated arterial street. The west side of the property is bounded by O’Connell Road, a collector street. The east side of the property is bounded by Franklin Road, a designated arterial street. E. 25^th Street is an east-west collector street and divides the low-density residential use from the more intensive land uses to the north that abut 23^rd Street.

The subject property is bounded on the north by E. 25^th Street. The Final Plat notes that the additional right-of-way for E. 25^th Street will be dedicated by separate instrument. That portion of right-of-way along the northeast property lines is outside of the boundary of the final plat. Staff has noted throughout the development process that full access between O’Connell Road and Franklin Road is required as a condition of development. The entire 119 acres is accommodated with only one point of access. The area south of E. 25^th Street represents approximately 73 acres and includes both single-family and duplex housing and a total of 315 dwelling units including both single-family and duplex lots.

The Staff recommends that the Final Plat be revised to include the deed book and page references for this acquisition to assure that the appropriate right-of-way is dedicated prior to filing of the plat t the Register of Deeds Office.

The proposed final plat includes the following elements:

A 10’ landscape easement is provided to accommodate placement of street trees along O’Connell Road, E. 25^th Street, and Franklin Road.

Direct access to the abutting collector and arterial streets from individual lots is prohibited consistent with the Preliminary Plat approval.
It was noted that traffic calming devise to “control” the local street intersection are required with the submission of public improvement plans. The applicant has been notified of this requirement.

The following discussion was included in the Preliminary Plat staff report: Recommended improvements for O’Connell Road, Franklin Road and the intersections of E. 23^rd Street with both O’Connell Road and Franklin Road are summarized in the traffic study for this area and are reflected in conditions of approval. Improvements are proposed to be timed with development rather than initial construction prior to full development.

Still unresolved discussion w/KDOT concerning signalization of K-10/O’Connell & K-10/Franklin intersections.
Traffic generated from ultimate development plan for the area, plus K-10/O’Connell ultimate configuration would still have poor LOS and require improvements. Does the City want phased development with incremental roadway improvements that only address the phase, knowing that additional improvements will be needed requiring additional disruptions?

Full improvements related to the intersection of K-10/E. 23^rd Street and O’Connell Road are recommended prior to development on the north side of E. 25^th Street to reduce the amount and frequency of roadway construction. This issue will continue to be evaluated as additional development applications are made for the area.

Agreements with regard to participation in benefit districts for street and intersection improvements have been executed as a condition of the Preliminary Plat.

O’Connell Road: All access is directed to O’Connell Road until the construction of the eastern segment of 25^th Street is completed. The Preliminary Plat showed a roundabout located at the intersection of O’Connell Road and 25^th Street. This improvement is required as part of the initial improvements of development (the RS-2 (Single-Family Residence) District and RM-D (Duplex Residential) District area) south of 25^th Street. Public improvement plans are required for this element.

Franklin Road: This road is identified as a future arterial street and will require improvements as a result of continued development of the area. The intersection of Franklin Road and E. 25^th Street must be realigned and reconstructed. Intersection improvements to Franklin Road and E. 23^rd Street will also be required. A proposed pedestrian access easement from the low-density residential development to the public street sidewalk along Franklin Road is included and shall be part of the public improvement plans for this area.

Utilities and Infrastructure

The City Utilities Department reviewed the proposed development to assess its conformance with the Wastewater Master Plan. The sanitary sewer study covered a much larger area (885 acres) than the subject property (119-acres). The applicant is working with the City and the County regarding the establishment of a sanitary sewer benefit district.

Public improvement plans must be developed for the construction of the system to accommodate development and requires additional off-site improvements to the south and east that are not under the developer’s control which include construction of sanitary sewer mains and a pump station. Utility extensions include electrical service and water service as well as an acceptable roadway access to portions of the system. It is the developer’s obligation to secure these necessary easements and improvements as a condition of development. Staff recommends that development of the property be subject to the execution of off-site improvements related to the sanitary sewer system and that the applicant work with City Staff to execute necessary agreements to assure these infrastructure improvements are completed as a condition of development. Off-site dedications must be referenced on the appropriate documentation including the Final Plat and public improvement plans.

Zoning and land use

An annexation was approved in April 2004 subject to conditions. The City Commission reconsidered the annexation to remove a condition requiring completion of an area plan. Multiple rezoning requests are related to the entire 119 acres. Publication of the zoning ordinances is dependent on the annexation and final plats to assure that the boundaries of the districts are consistent with property lines.

Conformance

The proposed plat conforms with the minimum subdivision regulations as conditioned. Conditions are recommended in response to development phasing.