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PLANNING COMMISSION REPORT REGULAR AGENDA --NON-PUBLIC HEARING ITEM
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PC staff report 04/17/06 |
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ITEM NO. 7: FINAL PLAT FOR FAIRFIELD FARMS EAST ADDITION NO. 2; SOUTH OF K-10 HIGHWAY BETWEEN O’CONNELL & FRANKLIN ROADS (SLD)
PF-02-05-06: Final Plat for Fairfield Farms East Addition No. 2. This proposed seven-lot mixed-use subdivision contains approximately 47.821 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. |
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Recommendation: Staff recommends approval of the Final Plat of Fairfield Farms East Addition No. 2 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: |
Subdivision requirement prior to development of property. |
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KEY POINTS · Subdivision includes entire acreage under single ownership · Development must occur in phases to accommodate required public improvements
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SUBDIVSION CITATIONS TO CONSIDER · Proposed subdivision complies with minimum regulations. |
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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 UG 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.
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING · None Received |
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GENERAL INFORMATION |
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Current Zoning and Land Use:
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Pending publication of RM-2 (Multiple-Family Residence) District PCD-2 (Planned Commercial District) and PID-2 (Planned Industrial District). |
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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. |
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Zoning |
RM-2 |
PID-1 |
PCD-2 |
TOTAL |
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Title
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Multiple-Family Residence |
Planned Industrial District |
Planned Commercial District |
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Case |
Z-06-39-05 |
Z-06-41-05 |
Z-06-42-05 |
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Area |
12.329 |
17.889 |
28.833 |
119.896 |
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Total Lots |
1 |
1 |
5 |
235 [including 228 RS & RMD lots] |
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Tracts |
0 |
1 4.650 |
0 |
3 tracts shown in Preliminary 2 total in Final 7.44 acres |
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ROW |
1.80 |
6.259 |
8.50 |
24.813 Per Preliminary Plat |
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Net Area |
10.81 |
7.72 |
20.33 |
80.383 Per Preliminary Plat |
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Min. Lot Size |
10.816 acres 10.52 acres -- PP |
7.728 acres 7.58 -- PP |
1.346 acres 1.29 -- PP |
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Max. Lot Size |
NA |
NA |
15.033 acres 14.80 -- PP |
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Avg. Lot Size |
NA |
NA |
1.49[1] |
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Density/Acre |
21 units/acre allowed |
Residential use not allowed |
43.5 units/acre allowed |
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STAFF REVIEW
The subject property is located on the south side of K-10 Highway (E. 23rd Street) between O’Connell and Franklin Road. The total property shown in the Preliminary Plat included 119 acres. The approved Preliminary Plat included the extension of E. 25th Street, a designated collector street.
Significant public infrastructure must be constructed to serve this area including streets, intersection improvements and utility main extensions for water, wastewater, and stormwater conveyance.
The Final Plat differs from the approved preliminary plat in that Exchange Place is shown as having 60’ of right-of-way rather than 80’ of right-of-way typical of a collector street. This change was noted by staff during the review as Exchange Place is not a designated collector street as E. 25th Street is. This has resulted in a slight shift of the lot sizes along Exchange Place. The integrity of the subdivision design is not affected by this change.
The Preliminary Plat included a note indicating that direct access to O’Connell Road is prohibited for all lots. This note must be extended to this Final Plat.
Streets and Access
The subject property is bounded on the north by E. 23rd Street/K-10 Highway, a designated arterial street. The west side of the property is bounded by O’Connell Road, a collector street. The subject property of this Final Plat does not immediately abut Franklin Road located to the east which is a designated arterial street. As noted an east-west collector street is included in the proposed development, E. 25th Street. E. 25th Street marks the boundary between the low-density residential development – the subject of the Final Plat for Fairfield Farms East No. 1 and the more intensive zoned lots included in the Final Plat of Fairfield Farms East No. 2. This right-of-way dedication is included in the Final Plat of the first plat and is referenced on this document.
The Final Plat includes a 10’ landscape easement to allow for placement of street trees along O’Connell Road, E. 25th Street, Exchange Place, and E. 23rd Street (outside of an existing gas line easement.
The following discussion was included in the Preliminary Plat staff report: Recommended improvements for O’Connell Road, Franklin Road and the intersections of E. 23rd 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. City staff identified several issues as part of the TIS study:
Full improvements are recommended prior to development on the north side of E. 25th 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 the 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 25th Street is completed. Access from individual lots for the PCD, RM and PID lots are expected to take access to Exchange Place and E. 25th Street.
Additional improvements to O’Connell Road at the intersection of E. 23rd Street commensurate with the commercial development north of 25th Street were identified as part of the Traffic Impact Study. This will result in O’Connell Road being improved multiple times as a result of this development prior to ultimate conclusion of development activities.
Franklin Road: This road is identified as a future arterial street and will require improvements as a result of continued development of the area. While not adjacent to any lot within the boundary of this subject Final Plat, the properties were included as part of the executed agreements for the related benefit districts for street and intersection improvements
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 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. The Developer is however proposing to acquire the necessary access to property as well as design and construct these facilities as part of this development. Additional utility extensions include electrical service and water service as well as an acceptable roadway access to portions of the system as noted by Utility Staff. It is the developer’s obligation to secure these necessary easements and improvements as a condition of development.
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. Additionally, the PCD and PID lots are subject to approval of development plans and limitations on land use.
Conformance
The proposed plat conforms with the minimum subdivision regulations as conditioned. Several conditions are recommended in response to development phasing.