PLANNING COMMISSION REPORT

CONSENT AGENDA – NON-PUBLIC HEARING ITEM:

PC Staff Report

08/23/06

ITEM NO. 6: FINAL PLAT FOR LOGES ADDITION; NW CORNER OF QUEENS ROAD & OVERLAND DRIVE (MKM)

SUMMARY

PF-07-19-06: Final Plat for Loges Addition. The property is located on the NW Corner of Queens Road & Overland Drive. This residential subdivision containing 142 single-family and multi-family lots. Submitted by Landplan Engineering, for Michael Stultz, property owner of record.

STAFF RECOMMENDATION: Staff recommends approval of the Final Plat of Loges Addition and forwarding it to the City Commission with a recommendation for acceptance of easements and rights-of-way subject to the following conditions:

1. Provision of a revised Final Plat with the following changes:

a. A note added that states that Queens Road will be improved to the north property line with this development.

b. A note added that states that building permits will not be issued to properties adjacent to Queens Road until the road is completed.

c. The Minimum Elevation of Building Opening (MEBO) must be provided for all lots adjacent to a drainage easement.

d. 10’ Landscape easement provided along Queens Road.

e. 10’ Landscape easement provided along the rear property line for double-frontage lots.

f. Access easement must be continued to be shown along the north property line.

g. A note that states that the existing access easement will be vacated by separate instrument after Utilities Department has determined that sufficient alternate access has been constructed through the development to the west.

2. Remove the 10’ Utility Easements in the front and rear of those lots where no water, sanitary sewer, or stormwater lines are proposed per the plat, as the unused easements would needlessly interfere with the placement of Street Trees.

3. Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations.

4. Submission of public improvement plans prior to the recording of the Final Plat with the Register of Deeds Office.

5. Submittal of a Temporary Utility Agreement.

6. Provision of the following fees and recording documentation:

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

b. Provision of a complete, revised master street tree plan with the names ‘Summershade’ and ‘Emerald Queen’ added to the Botanical Name ‘Acer platanoides’, and the species ‘Norwegian Sunset Maple’, Botanical Name: ‘Acer truncatum x platnoides’ added to the species list.

c. Provision of street sign fees.

Applicant’s Reason for Request:

Subdivision requirement prior to residential development of property.

KEY POINTS

· Property was preliminary platted under the name of ‘Stultzland’.

· Final plat is consistent with the preliminary plat.

· Land use zoning approvals are contingent upon recording of final plat.

· Proposed development extends public infrastructure and land use pattern to the west.

· City Utilities Department and developer will continue to work on sanitary sewer capacity.

SUBDIVISION CITATIONS TO CONSIDER

· No unusual or special citations have been identified with the review of this application.

· The application is generally compliant with Section 21-601.

ASSOCIATED CASES/OTHER ACTION REQUIRED

· PP-10-28-05; Preliminary Plat of Stultzland;

· PP-01-01-06; Revised Preliminary Plat of Stultzland; approved by Planning Commission 2/16/06

· Acceptance of dedication of rights-of-ways and easements by the City Commission.

· Submittal of Public Improvement Plans to the Public Works Department prior to recording of the final plat.

· Recording of the final plat with the Douglas County Register of Deeds.

· Publication of zoning ordinances Z-09-58-05, A to RM12D [approved rezoning of RM-D converted to RM12D with the adoption of the Land Development Code], and Z-09-59-05, A to RS7 [approved rezoning of RS-2 converted to RS7 with the adoption of the Land Development Code]. Approval of the rezoning requests is contingent upon recording of the final plat.

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

· No public comment received before the printing of this staff report.

GENERAL INFORMATION
Current Zoning and Land Use:		UR (Urban Reserve) District [A, Agricultural District]; Rezoning to RS7 pending (Single-Dwelling Residential) District [RS-2 in the 1966 Zoning Ordinance], approval is contingent on filing of final plat; agricultural uses. UR (Urban Reserve) District [A, Agricultural District]; Rezoning to RM12D pending (Multi-Dwelling Residential, Duplex) District [RM-D in the 1966 Zoning Ordinance]; approval contingent on filing of final plat; agricultural uses.
Surrounding Zoning and Land Use:		UR (Urban Reserve) District to the west; Rezonings to RM12 (Multi-Dwelling Residential) District [RM-1 in the 1966 Zoning Ordinance], RS7 (Single-Dwelling Residential) District, and RM12D (Multi-Dwelling Residential) District pending, approval contingent on filing of final plat for Oregon Trail; agricultural uses and wooded areas. UR (Urban Reserve) District to the south; undeveloped land— agricultural uses and wooded areas. A (Agricultural) District to the north; property outside the City limits with agricultural uses, wooded areas and a few large lot, rural residences. RS7 (Single-Dwelling Residential) District, RM12D (Multi-Dwelling Residential, Duplex) District, and PRD [Park West] [PRD-2 in the 1966 Zoning Ordinance] to the east; existing duplexes, single-family homes and approved townhouse apartments.
Site Summary
Number of Lots:	142
Gross Area:	40.767 acres
Minimum Lot Size:	7,231 sq. ft. / .17 acre
Maximum Lot Size: Number of Lots	15,274 sq. ft / .35 acre 69 lots in RM12D [RM-D] District 73 in RS7 [RS-2] District
Rights-of-way:	40’ right-of-way dedicated for Queens Road from the North property line to the centerline of Overland Drive. (Matching 40’ of right-of-way has been dedicated with the Park West plat.) 40’ of right-of-way is being dedicated from the centerline of Queens Road west to a point approximately 50’ east of the west property line for Overland Drive. 40’ of right-of-way is being dedicated for the north half of Overland Drive. Additional right-of-way is provided for the intersection of Overland Drive and Stoneridge Drive. A condition of approval of the preliminary plat was that the Book and Page reference for the dedication of off-site right-of-way along the south side of Overland Drive would be placed on the final plat. On April 4, 2006 the City Commission created a benefit district for the construction of public improvements of Stoneridge Drive from the intersection of West 6^th Street north approximately 1300 feet. On June 13, 2006 the City Commission created a benefit district for the construction of Overland Drive from the intersection of Queens Road west to Stoneridge Drive. The City’s Legal Services Department has determined that formation of these benefit districts is sufficient to meet the intent of the preliminary plat conditions for off-site dedication of right-of-way. 60’ of right-of-way is being provided on the plat for all interior streets: Loges Court, Loges Way, Fort Benton Drive, White Rock Drive, Black Stone Drive, and Sherrill Drive and the extension of Stoneridge Drive. Temporary right-of-way is being dedicated with this plat for turnarounds at the north property line where Dean Way and Sherrill Drive end.
Tract A	87,095 sq ft / 2.0 acre; stormwater detention area

STAFF REVIEW

The request is for an approximately 41 acre, 142-lot, single- and multi-family subdivision with 69 duplex lots and 73 single-dwelling lots. The property is divided north and south into 2 zoning districts, with the middle of Block Seven being the dividing line. The north portion of Block Seven and the property to the north is zoned for single-family. The lots south of this line are zoned for duplex development. The line jogs at the western edge of the property to include one lot in the duplex zoning, rather than the single-family. The subject property is located north of W 6^th Street and west of Queens Road. The extension of Overland Drive will bound the property on the south. This area was preliminary platted under the name “Stultzland”; the name of the subdivision is being changed to ‘Loges’ with this final plat.

The Preliminary Plat was approved in February of 2006 with conditions. One condition was the dedication of off-site right-of-way for construction of Overland Drive and George Williams Way. The Interim City Manager approved the applicant’s request that the creation of a benefit district for these improvements be accepted in lieu of the off-site dedication.

Streets and Access

The subdivision will be accessed by White Rock Drive off Queens Road, and by Stoneridge Drive off Overland Drive. Access will not be taken from Queens Road or Overland Drive to any individual lots. The lots which bound White Rock Drive (Lot 1, Block Six, and Lot 10, Block One) will take their access from Sherrill Drive only. A note to this effect is on the plat. Dean Way and Sherrill Drive extend to the north property line. In the absence of any side streets for a turn-around, temporary turnarounds will be constructed at the end of these streets. Temporary right-of-way will be dedicated for these turnarounds. When the property to the north is platted and the streets are extended, the right-of-way will be vacated and the streets will assume the permanent width of 60’, as elsewhere.

Queens Road is to be improved from Overland Drive to the north property line with this plat. Traffic calming devices are required by the City Traffic Engineer on all streets and must be included with the Public Improvement Plan.

Utilities and Infrastructure

The City Utility Department and developer will continue to work on sanitary sewer capacity. The City Utilities Engineer has indicated that access to Pump Station 45 (PS45) via Oregon Trail must be established prior to elimination of existing access along north property line of this plat. Sanitary sewer plans must be submitted to Utilities Department for approval before recording of the final plat. Water line plans must be submitted for approval and signatures from the Fire and Utilities Departments before building permits are issued.

Easements

A sanitary sewer access easement currently exists along the north property line of Loges Addition providing access to Pump Station 45 in the Oregon Trail Addition. This access easement is proposed to be vacated with the Final Plat. The access easement must remain until the development to the west has progressed to the point where roads provide access to the pump station. At this time the access easement could be vacated.

Tract A is a private drainage easement, and ownership and maintenance responsibilities are designated on the final plat. Utility easements are shown along the front and rear of most lots. The front utility easement interferes with the planning of street trees. Many of the lots are double-frontage lots and rear utility easements will also create conflicts with Street Trees. Any unneeded utility easements along the front or rear lot lines should be removed. A note required on the Preliminary Plat stated “Remove the 10’ Utility Easements in the front of those lots where no water, sanitary sewer, or stormwater lines are proposed per the plat, as the unused easements would needlessly interfere with the placement of Street Trees.” This note will also be a condition on the final plat but will be revised to include ‘unneeded utility easements along the rear property lines’. This proposed subdivision has double frontage lots along Queen’s Road as well as Overland Drive. A 10’ Landscape Easement will be required along the rear of all double frontage lots to insure adequate space for street trees.The City Landscape Supervisor has requested a Landscape Easement, or other means to insure space for Street Trees along Queens Road. A 10’ Landscape Easement along Queens Road or alternate means of insuring space for Street Trees which meets the approval of the City Landscape Supervisor, will be a condition of the final plat.

The plat provides pedestrian easements in Blocks Six, Seven and Eight for access to Overland Drive. To increase connectivity and walkability of this developing area, Staff is recommending additional pedestrian easements. Section 21-609(c) states “Pedestrian-way easement for pedestrian use may be required when a block exceeds 800 feet in length. Such easement shall extend entirely across the width of the block at approximately its midpoint. It shall have a minimum width of 10 feet.” Block One is currently approximately 660’ in length, but Sherrill Drive will be extended with future development to the north and the Block will become longer. The Park West Subdivision to the east provided a pedestrian easement to the east of Lot 3 Block One, so this would be a logical location for a pedestrian easement. The easement should not be located directly across from the easement in Park West as that may be encouraging crossing in mid-block. (see Figure 1)

Floodplain

None of the property is encumbered by floodplain.

Stormwater Drainage

A private drainage easement is located in the northwest corner. Several drainage easements are located in the plat leading to this area. The location of some drainage easements has been revised from that of the preliminary plat. These revisions have been approved by the City Stormwater Engineer. The Minimum Elevation of Building Opening (MEBO) must be provided for all lots adjacent to a drainage easement.

Summary

The proposed subdivision is in conformance with the minimum lot area and dimension requirements for the RS7 (Single-Dwelling Residential) District and the RM12D (Multi-Dwelling Residential Duplex) District. The plat is in conformance with the Land Development Code. Staff recommends additional pedestrian easements to increase walkability and connectivity of the area. In accordance with Section 21-302.2, the lots will need to be pinned as a condition of plat approval.