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PLANNING COMMISSION REPORT Consent Agenda - Non-Public Hearing Item |
PC Staff Report
10/23/06
ITEM NO. 2B: FINAL PLAT FOR ELAINE MARGARET ADDITION; NW CORNER OF HASKELL AVENUE AND ANNA TAPPEN WAY (SLD)
PF-09-24-06: Final Plat for Elaine Margaret Addition. The proposed six lot residential subdivision containing approximately one acre. The property is located on the NW corner of the intersection of Haskell Avenue and Anna Tappen Way. Submitted by Landplan Engineering, PA, for Grand Builders, property owner of record.
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STAFF RECOMMENDATION: Planning staff recommends approval of the Final Plat for the Elaine Margaret 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. Execution of an agreement not to protest the formation of street, intersection, signal, and geometric improvements for 15th Street and Haskell Avenue 3. Submittal of public improvement plans for the extension of sidewalks along Haskell Avenue. |
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Reason for Request: |
Development requirement for 6 lot planned residential development. |
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KEY POINTS · The Final Plat includes six lots. · A Preliminary Development Plan was approved by the City Commission in August, 2006.
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ASSOCIATED CASES/OTHER ACTION REQUIRED · Z-06-15-06: RS-2 District to PRD-1. [Approved by the City Commission on 08/15/06 subject to recording of a final plat.] Ordinance pending. · PDP-06-05-06: Hanscom-Tappan III; 1511 Haskell Avenue [Recommended for approval by the Planning Commission on 7/26/06; Approved by the City Commission on 8/15/06.] · PF-09-24-06: Elaine Margaret Addition; October 2006 Planning Commission Agenda · Acceptance of easements and rights-of-way by the City Commission. · Recordation of the final plat at the Register of Deeds Office.
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GENERAL INFORMATION |
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Current Zoning and Land Use: |
PRD- [Hanscom-Tappan III] pending filing of plat approved under previous Zoning Code (See summary above). RS7 (Single-Dwelling Residential) District [formerly RS-2 District]; existing single-family detached home.
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Surrounding Zoning and Land Use: |
PRD [Hanscom-Tappan Phase I and Phase II] formerly PRD-1 (Planned Residential District) to the north, west and south. Developing single-family homes.
RS7 (Single-Dwelling Residential) District [formerly RS-2 District] to the east; existing single-family detached homes. |
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Site Summary: Number of Lots/units: |
HT-III 6 /6 |
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Gross Area: |
.85 acres |
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Right-Of-Way: |
.05 acres |
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Net Area: |
.80 acres |
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Maximum Lot Area: |
7,911 |
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Minimum Lot Area: |
5,807 |
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Average Lot Area: |
6,158 |
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Proposed Density: |
7.5 du/acre |
STAFF REVIEW
The subject property is located on the west side of Haskell Avenue and on the north side of Anna Tappan Way. The two streets are existing.
Street Right-of-Way
The proposed final plat includes dedication of right-of-way for Haskell Avenue. Access to individual lots is provided via an existing internal local street. No street improvements are proposed as part of this development. Direct access to Haskell Avenue is prohibited and noted as such on the face of the Final Plat.
Staff recommends that the property be included in any future benefit district improvements for the intersection of 15th Street and Haskell Avenue. Therefore execution of an agreement not to protest the formation of a benefit district is also recommended for street and intersection improvements for the subject property. The application included such an agreement that has not yet been fully executed for this phase of the development.
Sidewalks
Public sidewalks are required along Haskell Avenue and Anna Tappan Way as well as 15th Street. Sidewalks are provided along Anna Tappan Way and there are no additional interior improvements for that local street. Haskell Avenue and 15th Street do not currently include sidewalk improvements from the previous development. The original two phases included an agreement not to protest the formation of a benefit district due to the proximity of the intersection of 15th Street and Haskell Avenue and future improvements that may include a roundabout. The subject property is sufficiently south of the intersection; therefore, the provision of a sidewalk along the short segment of Haskell Avenue should not be affected by future improvements and will be constructed with this development.
Utilities
Existing water mains are located within the rights-of-way of Anna Tappan Way 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. These will address individual service lines, as there are no required public improvements associated with water utility for this property. Sanitary sewer service is accommodated along the rear property lines of this subdivision. Sanitary sewer easements were previously provided. No on-site detention is required for this development.
Easements
The subject unplatted property currently does not include easements. New utility easements will be dedicated to accommodate the subdivision’s infrastructure. Side yard utility easements were not noted as required in the review of the proposed development. The lots are generally narrow and include 5’ building setbacks.
Conformance
The subject property was approved for PRD-1 (Planned Residential District) subject to the approval of and recording of a Final Plat. 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 lots meet the minimum lot area and dimensional requirements for Planned Residential Districts.
Summary
The final plat conforms with the Zoning Ordinance and Subdivision Regulations. The lot corners have been pinned.