|
PLANNING COMMISSION REPORT Consent Agenda - Non-Public Hearing Item |
PC Staff Report
09/25/06
ITEM NO. 2A: FINAL PLAT FOR PRAIRIE WIND ADDITION; 2620 HASKELL AVENUE
PF-08-22-06: Final Plat for PF-08-22-06: Prairie Wind Addition, a one-lot residential subdivision containing approximately 3.04 acres. The property is located at 2620 Haskell Avenue. Submitted by Dean Grob with Grob Engineering Services, for Thervald & Elaine M. Holmes, property owners of record.
|
STAFF RECOMMENDATION: Planning staff recommends approval of the Final Plat for the Prairie Wind Addition and forwarding it to the City Commission for acceptance of easements and rights-of-way, 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. 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 Ryan Court, sidewalks, and water, sanitary sewer, and stormwater mains. |
|
Reason for Request: |
Development of a one-lot subdivision with 17 single-family residences. |
|
KEY POINTS · The Prairie Wind Addition Final Plat includes one lot. · The subject property is currently unplatted. · A Preliminary Development Plan, which also serves as a Preliminary Plat, was approved by the City Commission in July, 2006.
|
|
ASSOCIATED CASES/OTHER ACTION REQUIRED · Z-09-61-05: RS-1 to RM-D; 3 acres; rezoned to RS-2 using the lesser change table. [Approved by the City Commission on January 3, 2006. Ordinance 7957 published on January 9, 2006.] · Z-05-12-06: RS-2 to PRD-1; 3.04 acres; 2620 Haskell Avenue [Recommended for approval by the Planning Commission on 6/28/06; Approved by the City Commission on 7/18/06.] · PDP-05-04-06: Prairie Wind Single-Family Homes; 2620 Haskell Ave [Recommended for approval by the Planning Commission on 6/28/06; Approved by the City Commission on 7/18/06.] · FDP-08-05-06: Final Development Plan for Prairie Wind Addition is also being considered by the Planning Commission at its September 25, 2006 meeting. · Acceptance of easements and rights-of-way by the City Commission. · Recordation of the final plat at the Register of Deeds Office.
|
GENERAL INFORMATION
|
Current Zoning and Land Use: |
RS7 (Single-Dwelling Residential) (previously RS-2) District; existing farmhouse and accessory buildings. [Note: PRD-1 zoning is pending publication of a Final Plat.]
|
|
Surrounding Zoning and Land Use: |
RS10 (Single-Dwelling Residential) (previously RS-1) District to the north and across Haskell Avenue to the west; single-family residences.
RS7 (Single-Dwelling Residential) (previously RS-2) District to the east and south; single-family residences.
RM12D ((Multi-Dwelling Residential) (previously RM-D) District to the northeast; duplexes.
RM12 (Multi-Dwelling Residential) (previously RM-1) District to the southwest; multi-family residences. |
Site Summary
Number of lots proposed: 1 Lot
Gross Lot Area: 3.35 acres
Right-of-Way: 0.76 acres
Net Residential Area: 2.59 acres
STAFF REVIEW
The applicant is requesting final plat approval of Prairie Wind Addition, which is a one-lot plat. The Prairie Wind Addition project will include 17 single-family residences. The site is located east of Haskell Avenue and north of E. 26th Street.
Street Right-of-Way
Ryan Court, a local street, will be extended to the north and west to serve the new subdivision. As a marginal dead-end roadway, 50 feet of right-of-way are sufficient. Local streets are required to include a minimum of 60 feet of right-of-way. Haskell Avenue, a principal arterial, includes ample right-of-way, as 100 feet of r-o-w are required and provided.
Sidewalks
Sidewalks will be constructed along both sides of Ryan Court and along one side of the north-south private drive. The sidewalk along the east side of the street will begin at the first residence, not at the entryway of the development; however, the sidewalk along the west side of the roadway will connect with the existing sidewalk along Ryan Court. Sidewalks will also be constructed at the northern and southern edges of the project along the property’s western edge to connect internal sidewalks to the sidewalk along Haskell Avenue.
Water/Sanitary Sewer/Stormwater Services
Existing water mains are located within the rights-of-way of E. 26th Street and Haskell Avenue. Waterline plans will need to be submitted for review and approval from the Fire and Utilities Departments before building permits are issued.
Sanitary sewer mains exist to the south, between Lots 3 and 4 of Prairie Winds, and to the east, running north-south along the rear of Lots 7, 8, and 9 of Prairie Winds. A Downstream Sanitary Sewer Study has been approved by the City’s Utilities Engineer.
Stormwater mains are located to the southeast of the subject property, within the rights-of-way of Allison Street and E. 26th Street. A 50-foot by 100-foot detention area will be located in the southeast corner of the subdivision. A note has been included on the plan, stating: “The detention area will be privately-owned and maintained. The developer is responsible for establishing ownership and maintenance of same via individual owner maintenance”. A Drainage Study has been approved by the City’s Stormwater Engineer.
Public improvement plans will be submitted for the extension of Ryan Court, sidewalks, and water, sanitary sewer, and stormwater mains prior to recordation of the final plat at the Register of Deeds’ Office.
Easements
The subject unplatted property currently does not include easements, with the exception of a 15-foot wide Westar easement running east-west along the south side of the development. New utility and drainage easements will be dedicated to accommodate the subdivision’s sanitary sewer, water, and stormwater infrastructure.
Conformance
The subject property is zoned RS7 (Single-Dwelling Residential) (previously RS-2) District. As the Preliminary Development Plan and rezoning applications were reviewed under the City’s previous zoning regulations, the Final Development Plan and Final Plat applications are also being reviewed under these regulations. The new lot meets the minimum lot area and dimensional requirements for Planned Residential Districts.
The following waivers were granted with the approval of the Preliminary Development Plan on 7/18/06:
1. To allow a reduction from 35’ to 25’ of the required periphery boundary along the entire northern border of this parcel;
2. To allow a reduction from 35’ to 30’ of the required periphery boundary along a 140’ portion of the southern border of this parcel, as shown on the development plan; and
3. To allow the PRD to have direct access to a local street, E. 26th Street, rather than a collector or major thoroughfare.
Summary
In accordance with Section 21-302.2 of the Subdivision Regulations, the proposed lot will need to be pinned as a condition of plat approval. The final plat conforms with the Zoning Ordinance and Subdivision Regulations.