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PLANNING COMMISSION REPORT Consent Agenda - Non-Public Hearing Item |
PC Staff Report
09/26/05
ITEM NO. 4: FINAL PLAT FOR GLENWOOD ADDITION; WEST OF WAKARUSA AND EAST OF EISENHOWER DRIVE (LAP)
PF-08-31-05: Final Plat for Glenwood Addition. This proposed 12-lot single-family residential and one-lot multiple-family residential subdivision contains approximately 12.605 acres. The property is generally described as being located west of Wakarusa Drive and east of Eisenhower Drive. Submitted by Paul Werner Architects, for Glenwood, L.C., property owner of record.
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STAFF RECOMMENDATION: Staff recommends approval of the Final Plat for Glenwood Addition and forwarding it to the City Commission for acceptance of easements, subject to the following conditions: 1. Submittal of a downstream analysis for wastewater services and approval of this analysis by the city’s Utilities Department prior to scheduling of the final plat on the City Commission’s agenda for acceptance of easements and rights-of-way. 2. Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations. 3. Provision of the following fees and recording 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. 4. A Temporary Utility Agreement. 5. Submittal of public improvement plans for the extension of water, sewer, and stormwater improvements. 6. Revision of the final plat to include the following: a) Deletion of the 10-foot pedestrian easement at the southwest corner of Lot 7. Instead, notation of a 10-foot pedestrian easement should be included along the western and southern sides of Lot 7. b) A note, stating that only one access point is allowed to Wakarusa Drive for Lot 13. c) Indication, with hatch marks, of no access allowed onto Wakarusa Drive, except at approved point. d) Notation of the Book and Page number for the cross access agreement related to providing access from Lot 1 to the access easement that will serve the multi-family portion of the site. e) Minimum elevations for building openings (MEBOs) for all lots (Lots 6, 7, 8, & 13) adjacent to drainage easements. |
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Reason for Request: |
To create 12 lots for single-family homes, and one lot for multi-family development. |
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KEY POINTS · The property is within the A District, and is proposed to be rezoned to the RS-2 and RM-1 Districts. · The subject parcel is within the boundaries of the Northwest Plan, and must conform to its goals and objectives. · The submitted final plat conforms to the requirements of the approved preliminary plat.
ASSOCIATED CASES/OTHER ACTION REQUIRED · The following two associated cases were approved by the City Commission on Tuesday, August 16, 2005: § Z-04-27-05: A request to rezone a tract of land approximately 3.973 acres from the A (Agricultural) District to the RS-2 (Single-family Residential) District. This rezoning request was approved subject to the condition that a final plat be recorded prior to publication of the rezoning ordinance. § Z-04-28-05: A request to rezone a tract of land approximately 11.165 acres from the A (Agricultural) District to the RM-1 (Multiple-family Residential) District. This rezoning request was approved subject to the conditions that a site plan be approved and a final plat be recorded prior to publication of the rezoning ordinance. |
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· Z-04-08-02: A request to rezone a tract of land approximately 14.36 acres from the A (Agricultural) to the PRD-2 (Planned Residential Development) District. The City Commission, at their meeting on Tuesday, June 18, 2002, voted unanimously to approve the rezoning of the subject property, subject to the approval of a preliminary development plan prior to the publication of the rezoning. However, as a preliminary development plan was not submitted for this property, the approved rezoning of the area is null and void. · PF-11-42-00: Final Plat of Westwood Hills, a residential subdivision containing 78 lots and 4 tracts on approximately 48.929 acres. This final plat includes 208,674 square feet of the western-most portion of the area proposed for rezoning to the RM-1 (Multi-family Residential) District. · Acceptance of easements by the City Commission. · Recordation of the final plat at the Register of Deeds Office. · Submittal of a site plan for Lot 13. |
GENERAL INFORMATION
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Current Zoning and Land Use: |
A (Agricultural) District [RS-2 and RM-1 zoning pending publication], undeveloped land. |
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Surrounding Zoning and Land Use: |
PCD-1 (Planned Commercial) and PRD-1 (Planned Residential) District to the north; single-family homes and undeveloped land.
A (Agricultural) District to the south; undeveloped land (future city park).
RS-1 (Single-family Residential) District and RS-2 (Single-family Residential) District to the east; single-family homes.
RS-2 (Single-family Residential) District to the west; single-family homes. |
Site Summary
Number of Lots Proposed: 12 Single-family Lots; 1 Multi-family Lot
Gross Area: 549,867 Square Feet (12.623 Acres)
Right-of-Way Area: 0 Square Feet
Net Lot Area: 549,867 Square Feet (12.623 Acres)
STAFF REVIEW
The subject property is located south and west of Wakarusa Drive, and east of Eisenhower Drive. An approximately 30-acre parcel of undeveloped land, which is proposed as a future city park, lies to the south of the project.
Access
This multi-family portion of the site will include one access point onto Wakarusa Drive, a principal arterial, and one access point onto Eisenhower Drive, a residential collector. As a condition of approval, a note should be included on the plat, indicating that only one access point to Wakarusa Drive is allowed for Lot 13. Additionally, the plat should show hatch marks where access is not allowed onto Wakarusa Drive. Regarding the single-family portion of the site, five shared driveways will take access from Eisenhower Drive. Lot one will take access from a future driveway serving the multi-family portion of the site. Until such time that the driveway is constructed, a temporary driveway will serve Lot 1. The plat should be revised to show notation of the Book and Page number for the cross access agreement related to providing access from Lot 1 to the access easement that will serve the multi-family portion of the site.
No new rights-of-way are being dedicated with the plat, as 60 feet of right-of-way exists along Eisenhower Drive, and 100 feet exists along Wakarusa Drive.
Utilities and Infrastructure
Municipal water and sanitary sewer lines currently exist within the rights-of-way of Wakarusa and Eisenhower Drives. Stormwater enclosures exist within the rights-of-way along Wakarusa, Eisenhower, and Carson Drives. A portion of the existing storm sewer system that is currently located on proposed Lot 7 will be relocated and reconstructed within the proposed drainage easement between Lots 7 and 8.
Section 21-706(b) of the Subdivision Regulations states the following: “The approval of any plat requiring connection to the city’s wastewater system is contingent upon the availability and adequacy of the city to provide wastewater service to the area being subdivided.” An applicant is also required to demonstrate a proposed development takes into consideration the city’s long-range plans, studies, reports, and similar documents for wastewater services. Staff recommends that a downstream analysis for wastewater services be provided and approved by the city’s Utility Department prior to consideration of the final plat by the City Commission for acceptance of easements and rights-of-way.
Public Improvement Plans
Public improvement plans will need to be submitted for water, sanitary sewer, and stormwater improvements prior to recordation of the final plat at the Register of Deeds Office.
Easements
In order to serve additional utilities, 15-foot utility easements will be dedicated with the plat along the eastern edge of the single-family lots. This 15-foot utility easement will become a 10-foot easement as it meets the multi-family portion of the site. A 15-foot utility easement along Wakarusa Drive is noted on the plan, of which a portion of this utility easement was previously dedicated with the final plat of Westwood Hills. Ten-foot utility easements are to be located along the southern edge of the property line, as well as along the western border of the single-family lots. As a five-foot sidewalk exists along Eisenhower Drive abutting the subject property, the utility easement along the western edge of the single-family lots is combined with a 10-foot pedestrian easement. A pedestrian easement is also included between Lots 7 and 8 in order to accommodate a sidewalk between the two lots. A 10-foot utility easement that runs north-south through the proposed multi-family portion of the site will be vacated with the plat. This utility easement was previously dedicated with the final plat of Westwood Hills.
Two drainage easements exist on the site. The north-south easement will be maintained with this development and will be extended through Lot 13 until it meets Wakarusa Drive. The new portion of this easement will be 45 feet at its southernmost point, and will reduce in size to 25 feet until it nears Wakarusa Drive, at which time it will increase to a 30 foot easement. The east-west easement will be vacated with the plat. A new 15-foot drainage easement is being proposed within the same vicinity, and will extend across Lot 13 until it meets a detention facility. Detention for Lot 13 will be further evaluated with the submittal of a site plan for this area.
Summary
The proposed final plat as conditioned will be in conformance with the Zoning Ordinance and Subdivision Regulations. Submittal of a downstream analysis for wastewater services and approval of this analysis by the city’s Utilities Department is required prior to scheduling the plat on a City Commission agenda for acceptance of easements and rights-of-way.