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PLANNING COMMISSION REPORT Consent Agenda - Non-Public Hearing Item |
PC Staff Report
09/25/06
ITEM NO. 1: FINAL PLAT FOR FOUR SEASONS RETIREMENT COMMUNITY; SW CORNER OF CLINTON PARKWAY & CROSSGATE DRIVE
PF-08-21-06: Final Plat for Four Seasons Retirement Community, a three lot residential subdivision containing approximately 25.976 acres. The property is located west of the SW corner of Clinton Parkway and Crossgate Drive. Submitted by Landplan Engineering, for Inverness Park Limited Partnership, property owner of record.
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STAFF RECOMMENDATION: Planning staff recommends approval of the Final Plat for the Four Seasons Retirement Community and forwarding it to the City Commission for acceptance of easements, subject to the following conditions: 1. Provision of the following fees and documentation: a) A current copy of a paid property tax receipt. b) Recording fees made payable to the Douglas County Register of Deeds. c) A completed Master Street Tree Plan in accordance with Section 21-708a.3. d) A Temporary Utility Agreement. e) Documentation demonstrating that all special assessments for the subject property have been paid. 2. Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations. 3. Submittal of public improvement plans for the extension of water and sewer improvements. 4. Revision of the plat to include the following: a. Notation of existing easements being vacated with this plat. b. A note, stating that if the utility easements being dedicated with this plat are not sufficient for utilities, additional easements will be dedicated via separate instrument. c. Notation of Clinton Parkway right-of-way which meets City standards. |
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Applicant’s Reason for Request: |
To reconfigure two lots into three lots and to vacate/ dedicate easements. |
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KEY POINTS · The replat is needed to reconfigure lot lines and easements for conformance with the associated Use Permitted upon Review for the Four Seasons Retirement Community. · The replat seeks to create three lots from two lots.
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ASSOCIATED CASES/OTHER ACTION REQUIRED · Inverness Park Plaza Addition No. 1 was recorded at the Register of Deeds’ Office on April 24, 2000. · UPR-05-07-06: Use Permitted upon Review request for the Four Seasons Retirement Community, located at 24th Place between Crossgate Drive and Inverness Drive. [This application was recommended for approval by the Planning Commission on August 23, 2006. The City Commission considered this application on Tuesday, September 19, 2006, after staff report printing. The Commission’s determination will be relayed to the Planning Commission during the September 25, 2006 meeting.] · Acceptance of easements by the City Commission. · Recordation of the final plat at the Register of Deeds Office. |
GENERAL INFORMATION
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Current Zoning and Land Use: |
RSO (Single-Dwelling Residential-Office) (formerly RO-1B) District; undeveloped property.
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Surrounding Zoning and Land Use: |
RSO (Single-Dwelling Residential-Office) (formerly RO-2), PRD [Wimbledon Terrace] (Planned Unit Development) (formerly PRD-2), and RM12 (Multi-Dwelling Residential) (formerly RM-1) Districts to the north; office, multi-family uses, and institutional uses.
PRD [Legends at KU] (Planned Unit Development) (formerly PRD-2) District to the south; multi-family uses.
RSO (Single-Dwelling Residential-Office) (formerly RO-1B) District to the west; undeveloped property.
RM12 (Multi-Dwelling Residential) (formerly RM-1) and RS7 (Single-Dwelling Residential) (formerly RS-2) Districts to the east; multi and single-family homes. |
Site Summary
Number of lots proposed: 3 Lots
Lot 1 area: 682,846 s.f. (15.68 acres)
Lot 2 area: 274,440 s.f. (6.3 acres)
Lot 3 area: 174,241 s.f. (4 acres)
STAFF REVIEW
The subject property was originally platted as part of Inverness Park Plaza Addition No. 1 in 2000. Inverness Park Plaza Addition No. 5, a replat of Lots 2 & 3, Block One, Inverness Park Plaza Addition No. 1, was deemed inactive in 2005 because conditions of approval were not met within one year of approval.
The applicant is requesting final plat approval of Four Seasons Addition, which is a three-lot plat. Lot 1 will include independent living apartments, assisted living/dementia units, a commons area, and a skilled nursing facility; Lot 2 will include garden villas; and Lot 3 will remain undeveloped at this time. The site is located north of 24th Place and south of Clinton Parkway, between Inverness Drive and Crossgate Drive.
Street Rights-of-Way
No new rights-of-way are being dedicated with this plat. Sixty feet of right-of-way are adequate for 24th Place, a local street. Inverness Drive is a collector street, and includes 120 feet of right-of-way. As a condition of approval, Clinton Parkway right-of-way which meets City standards should be noted on the plat. The internal road network is comprised of private streets only.
Sidewalks
A five-foot wide sidewalk exists along the south side of 24th Place. As Lots 1 and 2 are the only lots proposed for construction as part of the associated Four Seasons Retirement Community project, new sidewalks will be constructed abutting those two lots along the north side of 24th Place. Sidewalks abutting Lot 3, Four Seasons Addition, and Lot 1, Block 1, Inverness Park Plaza Addition No. 1, will be constructed with forthcoming site plans.
Water/Sanitary Sewer/Stormwater Services
Existing water mains are located within the rights-of-way of Clinton Parkway, Inverness Drive, and 24th Place. Waterline plans must be submitted for approval from the Fire and Utilities Departments prior to building permit issuance. As the location of the waterlines has not been approved, a note should be included on the plan, stating that if the utility easements being dedicated with this plat are not sufficient for utilities, additional easements will be dedicated via separate instrument.
A north-south sanitary sewer main runs through Lot 1 near its eastern edge. An additional main touches the southern edge of the property near the north-south boundary line of Lots 1 and 2. A Downstream Sanitary Sewer Study has been approved for the Four Seasons Retirement Community. With the development of Lot 3, an additional study will need to be submitted and approved by the Utilities Department.
Stormwater mains are located to the north, south, and west of the property. A storm channel is located along the property’s boundaries to the north, and a storm stream runs from the northwest to the south along the boundary line of Lot 1, Four Seasons Addition, and Lot 1, Block One Inverness Park Plaza Addition No. 1. A drainage study was not required for the project, as downstream flooding is confined to the regulatory floodplain. Portions of Lot 1, Four Seasons Addition, and Lot 1, Block 1, Inverness Park Plaza Addition No. 1 are encumbered by the Floodplain Overlay District. A Letter of Map Revision was granted by the Federal Emergency Management Agency in 2004 to reduce the amount of area encumbered by floodplain.
Public improvement plans will be submitted for the installation and connection of water and sanitary service to existing City infrastructure prior to recordation of the final plat at the Register of Deeds’ Office.
Easements
Fifteen-foot wide utility easements exist along the northern and southern perimeters of Lots 1, 2, and 3. An existing 15-foot wide north-south utility easement located between the existing Lots 2 and 3 will be vacated with this plat. This easement should be shown as vacated as a condition of approval. A 20-foot wide utility easement which abuts the western side of 60-foot wide drainage easement should also be shown as vacated as a condition of approval.
Several new utility and access easements are being dedicated with the subject plat. The access easements are needed to accommodate the private internal roadway network.
Conformance
The subject property is zoned RSO (Single-Dwelling Residential-Office) (previously RO-1B) District. As the associated UPR application was reviewed under the City’s previous Zoning Regulations, the final plat was also reviewed under these regulations. The new lots meet minimum lot area and dimensional requirements for the RO-1B zoning district.
The following two variances were granted by the Board of Zoning Appeals on August 3, 2006:
1. A request to vary from Section 20-608 of the Zoning Regulations, which sets a maximum building height of 35 feet for buildings in the RO-1B District. The variance allows the independent living buildings to reach a height of 45 feet.
2. A request to vary from Sections 20-610 and 20-1212 of the Zoning Regulations, which define the minimum number of parking spaces that are required for an assisted living apartment complex. The variance allows a reduction in the minimum number of parking spaces from 78 to 46 parking spaces.
Summary
In accordance with Section 21-302.2, the proposed lots will need to be pinned as a condition of plat approval. The replat as conditioned conforms with the Zoning Ordinance and Subdivision Regulations.