PLANNING COMMISSION REPORT SUMMARY

REGULAR AGENDA - NON-PUBLIC HEARING ITEM:

PC Staff Report 04/25/05

ITEM NO. 1:

FINAL PLAT FOR HANSCOM-TAPPAN ADDITION, 2^ND PLAT, SOUTH OF 15^TH STREET AND WEST OF HASKELL AVENUE (SLD)

SUMMARY

PF-01-02-05: Final Plat for Hanscom-Tappan Addition, 2^nd Plat, a Replat of Tract B, Block One, and Lot 14, Block Two, Hanscom-Tappan Addition, and a Final Plat of an adjacent tract. This proposed 13-lot residential subdivision contains approximately 2.996 acres. The property is generally described as being located south of 15^th Street and west of Haskell Avenue. Submitted by Landplan Engineering, P.A., for Parnell Investors L.L.C., property owner of record.

STAFF RECOMMENDATION: Staff recommends approval of PF-01-02-05 the Final Plat of Hanscom-Tappen Addition 2^nd Plat and forwarding it to the City Commission with a recommendation for acceptance of easements and rights-of-way subject to the following conditions:

1. Provision of a revised Final Plat to amend the mayor’s signature block;

2. Provision of a revised Final Plat to correct the access restriction to state “No access shall be provided onto Haskell Avenue for Lot 1, Block 2.”

3. Execution of an agreement not to protest the formation of a benefit district for street, sidewalk and intersection improvements for 15^th Street and Haskell Avenue;

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

a. Water lines;

b. Sanitary sewers;

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

d. Sidewalks; and

e. Storm drainage system;

5. Pinning of the lots in accordance with Section 21-302.2 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;

Provision of a master street tree plan; and

c. Provision of street sign fees.

Applicant’s Reason for Request:

Subdivision requirement prior to residential development.

SUBDIVISION CITATIONS TO CONSIDER

No substantive subdivision regulations issues. No variances proposed.

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.

· PDP-12-11-04 Revised Preliminary Development Plan Parnell Park II

· Z-12-54-04 – RS-2 (Single-Family Residence) District to PRD-1 (Planned Residential District)

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

No comments received to date.

NON-PUBLIC HEARING ITEM:

PC Staff Report 04/27/05

ITEM NO. 1:

FINAL PLAT FOR HANSCOM-TAPPAN ADDITION, 2^ND PLAT, SOUTH OF 15^TH STREET AND WEST OF HASKELL AVENUE (SLD)

SUMMARY

GENERAL INFORMATION

Current Zoning and Land Use:

RS-2 (Single-Family Residence) District pending publication of PRD-1 (Planned Residential District) upon recording of a final plat; existing residence located on Lot 1, Block 2 and undeveloped property.

Surrounding Zoning and Land Use:

RS-2 (Single-Family Residence) District to the south and east; existing single-family detached housing

Pending PRD-1 (Planned Residential District) to the north and west; proposed residential development for Hanscom-Tappan Addition Phase I.

Site Summary
Number of Lots:	13 lots and one tract
Gross Area:	2.996 acres
Net Area:	87,055 SF or 1.99 acres (less ROW and Tract A)
Minimum Lot Size:	5,153 SF (Lot 10, Block 2)
Average Lot Size:	6,696 SF
Maximum Lot Size:	14,277 SF (Lot 1, Block 2)
Rights-of-way:	Anna Tappan Way
Tract A	11,932 SF

STAFF REVIEW

The subject property is located on the west side of Haskell Avenue and includes a portion of property previously platted for Phase 1 of the development. The proposed Final Plat will provide the balance of the local street connections for this area south of 15^th Street. The Final Plat excludes an unplatted property located immediately to the north (1511 Haskell Avenue).

Streets and Access

Approval of the final plat will establish the necessary easements and rights-of-way to connect the local streets and the abutting public right-of-way and street network. No direct access to E. 15^th Street or Haskell Avenue is proposed from individual lots. Staff recommends the note be revised to correctly state that access from Lot 1 Block 2 is prohibited on the face of the final plat. A variance for the intersection of a local street with an arterial street was previously approved as part of the preliminary plat/preliminary development plan approval.

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 sidewalks along Anna Tappan Way. Utility installation will be coordinated to minimize disruptions.

Open Space/Park

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.

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.

Recommendation: Staff recommends approval of PF-01-02-05 the Final Plat of Hanscom-Tappen Addition 2^nd Plat and forwarding it to the City Commission with a recommendation for acceptance of easements and rights-of-way subject to the following conditions: