REGULAR AGENDA

 

NON-PUBLIC HEARING ITEM:

 

PLANNING COMMISSION REPORT SUMMARY

 

 

ITEM NO. 9A:           FINAL PLAT FOR HANSCOM-TAPPEN ADDITION (A.K.A. PARNELL PARK PRD); 1503 HASKELL AVENUE (SLD)

SUMMARY

 

PF-12-38-04:  Final Plat for Hanscom-Tappen Addition (also known as Parnell Park PRD).  This proposed planned residential development contains 30 single-family homes and is approximately 8.020 acres.  The property is described as being located at 1503 Haskell Avenue. Submitted by Landplan Engineering for Parnell Investors, LLC.  Harold C. and Caroline B. Shepard are property owners of record.

 

 

 

STAFF RECOMMENDATION: Staff recommends approval of the Final Plat of Hanscom Tappen 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.       Execution of an agreement not to protest the formation of a benefit district for street, sidewalk and intersection improvements for 15th Street and Haskell Avenue;

2.       Provision of a revised Final Plat to change the name of “Oliver’s Trail” to “Oliver’s Court”.

3.       Provision of a revised Final Plat to add a note to refer to the Final Development Plan of Hanscom-Tappen I PRD for the ownership, use, and maintenance of Tracts A-D.

4.       Submission of public improvement plans for all public improvements per approval of the Public Works Department including:

a.      Interior sidewalks within pedestrian easements;

b.      Water lines;

c.      Sanitary sewers;

d.      Streets, curb & gutter profiles including driveway approaches,

e.      Sidewalks; and

f.       Storm drainage system;

5.       Pinning of the lots in accordance with Section 21-103 of the Subdivision Regulations.

6.       Execution of a Temporary Utility Agreement;

7.       Provision of the following fees and recording documentation:

a.      Copy of paid property tax receipt;

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

c.      Provision of a master street tree plan.

d.      Provision of street sign fees.

 

 

 

Applicant’s Reason for Request:

Subdivision requirement prior to residential development of property.

 

KEY POINTS

 

Necessary step in completion of the development process and establishment of lots and public streets.

 

SUBDIVSION CITATIONS TO CONSIDER

 

No specific subdivision considerations applicable to this phase.

 

ASSOCIATED CASES/OTHER ACTION REQUIRED

 

·         Submission and approval of Public Improvement Plans by the applicant’s engineer prior to construction.

·         Publication of the zoning ordinance upon Recording of the Final Plat.

·         Execution of agreements as applicable and Recording of the Final Plat.

·         Approval and recording of a Final Development Plan prior to issuance of building permits.

 

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

 

None received on Final Plat.

 

 

REGULAR AGEDNA

 

NON-PUBLIC HEARING ITEM:

 

ITEM NO. 9A:

FINAL PLAT FOR HANSCOM-TAPPEN ADDITION (A.K.A. PARNELL PARK PRD); 1503 HASKELL AVENUE (SLD)

 

SUMMARY

 

PF-12-38-04:  Final Plat for Hanscom-Tappen Addition (also known as Parnell Park PRD).  This proposed planned residential development contains 30 single-family homes and is approximately 8.020 acres.  The property is described as being located at 1503 Haskell Avenue. Submitted by Landplan Engineering for Parnell Investors, LLC.  Harold C. and Caroline B. Shepard are property owners of record.

 

GENERAL INFORMATION

Current Zoning and Land Use:

RS-2 (Single-Family Residence) District; existing single-family residence to be removed as part of the proposed development. Proposed PRD-1 (Planned Residential District) per Z-08-38-04.

Surrounding Zoning and Land Use:

RS-2 (Single-Family Residence) District to the east, west and south; existing residential and community uses including park property to the west.

 

RM-1 (Multiple-Family Residence) District to the north, existing multi-family development.

 

Site Summary

Number of Lots:

30 lots (33 shown on approved PDP and proposed FDP)

Gross Area:

8.02 acres

Net Area:

5.53 less right-of-way (20-1006(g))

Minimum Lot Size:

.17 acres/7,409 SF

Average Lot Size:

.26 acres/11,474 SF

Maximum Lot Size:

.82 acres/35,675 SF

Rights-of-way:

1.5 acres including additional dedication of ROW for E. 15th Street and Haskell Ave and interior streets.

Tract A

.151 acres (6,583 SF) interior park located at corner of Oliver’s Trail and Hanscom Road.

Tract B,

.655 acres (29,006 SF) to be incorporated and reconfigured with consideration of revised preliminary development plan.

Tract C

.027 acres (1,211 SF) pedestrian sidewalk to Haskell Avenue as required per Preliminary Development Plan approval.

Tract D

.720 acres (31,403 SF) Abandon Railroad ROW to be dedicated for utility, drainage and pedestrian purposes.

 

STAFF REVIEW

 

The subject property is located on the southwest corner of E. 15th Street and Haskell Avenue. The property has been approved for planned residential development of single-family detached homes on individual lots with a public interior street system.

 

Streets and Access

Approval of the final plat will establish the necessary easements and rights-of-way to construct the interior local streets and accommodate any improvements to the adjacent collector and arterial streets and intersection as applicable in the future. The final plat, as proposed, includes a single access to E. 15th Street for access to the development. A secondary access to Haskell Avenue is proposed as part of a second phase of the development and will require a variance from the Subdivision Regulations. No direct access to E. 15th Street or Haskell Avenue is proposed from individual lots and is so noted on the face of the final plat.

 

Staff noted the need to revise street names to be consistent with addressing practices. The street name changes are reflected as conditions of approval.  It should be noted that lots 12-14, Block 2 will be addressed from Hanscom Road per this Final Plat. Addresses may change with the submission of a Final Plat for Phase II for a more logical address based on the street alignment and name shown on a final plat of the Phase II property.

 

Public works requested additional detail to be shown on the public improvement plans related to the driveways to include showing the driveway approach with curb. This will avoid destruction of pavement, curb and flow lines. This request is applicable to the final plat in that public improvement plans are required. This will also be discussed with the Final Development Plan.

 

Utilities and Infrastructure

Staff noted several easements that needed to be corrected during the review of the project. Public improvement plans will be required for street and sidewalk improvements. These plans should include interior sidewalk connections between Lots 8 and 9 to Haskell Avenue and between Lots 3 and 4, Block 2 and Lots 11 and 12, Block 2 to the future recreation path area along the west property line. This will prevent unnecessary disturbance in the future for individual home owners if the sidewalks are installed initially. This need was noted in the review comments.

 

Open Space/Park

The Final Plat shows a pedestrian easement from Oliver’s Trail to Haskell Avenue connecting the development with the surrounding public sidewalk network. The proposed development includes access to Tract D (this was shown on the development plan). Tract D will serve as open space for the development and accommodate a future public recreational path along the west property line concurrent with the drainage easement in this location. An interior park for the use of the residents is also included for Tract A. This use is again detailed as part of the Final Development Plan.

 

Tract B will be reconfigured as part of phase I and therefore is shown only as a tract for the time being. A portion of Tract B will be added to the interior park allotment for the development. [Refer to PDP-12-11-04 Revised Preliminary Development Plan Parnell Park II for additional discussion]. Uses of Tracts A-D are detailed on the Final Development Plan. Since this element is related to the development plan a note referring to the document would provide property owners the necessary references. Staff recommends that a note be added to the face of the Final Plat to refer to use restrictions, ownership and maintenance of Tracts A-D on the Final Development Plan of Hanscom-Tappen I PRD.

 

Summary

The proposed plat complies with the minimum submission information required for Final Plats and complies with the pending zoning district for low-density residential development as well as the comprehensive plan related to low-density development, lot orientation, and access. Staff noted several minor elements that need to be addressed.  These are reflected as conditions of approval.

 

Recommendation:  Staff recommends approval of the Final Plat of Hanscom-Tappen 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. Execution of an agreement not to protest the formation of a benefit district for street, sidewalk and intersection improvements for 15th Street and Haskell Avenue;
  2. Provision of a revised Final Plat to change the name of “Oliver’s Trail” to “Oliver’s Court”.
  3. Provision of a revised Final Plat to add a note to refer to the Final Development Plan of Hanscom-Tappen I PRD for the ownership, use, and maintenance of Tracts A-D.
  4. Submission of public improvement plans for all public improvements per approval of the Public Works Department including:
    1. Interior sidewalks within pedestrian easements;
    2. Water lines;
    3. Sanitary sewers;
    4. Streets, curb & gutter profiles including driveway approaches,
    5. sidewalks; and
    6. Storm drainage system;
  5. Pinning of the lots in accordance with Section 21-103 of the Subdivision Regulations.
  6. Execution of a Temporary Utility Agreement;
  7. Provision of the following fees and recording documentation:
    1. Copy of paid property tax receipt;
    2. Recording fees made payable to the Douglas County Register of Deeds;
    3. Provision of a master street tree plan;
    4. Provision of street sign fees.