PC Staff Report

08/22/05

ITEM NO 3:   FINALPLAT FOR FOX CHASE SOUTH NO. 3; NORTH OF LONGLEAF DRIVE, SOUTH OF FOX CHASE SOUTH AND WEST OF FOX CHASE EAST (SLD) SUMMARY   PF-07-25-05:  Final Plat for Fox Chase South No. 3.  This proposed 98-lot residential subdivision contains approximately 42.532 acres.  The property is generally described as being located north of Longleaf, south of Fox Chase South, and west of Fox Chase East Addition.  Submitted by Landplan Engineering, P.A., for Marla L.L.C, Remco L.C., and Devco, Inc., property owners of record.

 

STAFF RECOMMENDATION: Staff recommends approval of PF-07-25-05 the Final Plat of Fox Chase South No. 3 and forwarding it to the City Commission with a recommendation for acceptance of easements and rights-of-way subject to the following conditions:    Submission of public improvement plans to the Public Works Department prior to recording of the Final Plat with the Register of Deeds Office, for all public utilities, streets, sidewalks [including pedestrian connections within the development adjacent to public streets and connecting to the city park property]; Provision of a revised Final Plat To include revised language for the conveyance of tract A, B and C per the approval of the Director of Legal Services prior to recording of the Final Plat with the Register of Deeds Office; Revised MEBO table to include Lots 30 and 31, 39 and 40; 47 and 48 Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations. Execution of a Temporary Utility Agreement;, Provision of the following fees and recording documentation: Copy of paid property tax receipt; Recording fees made payable to the Douglas County Register of Deeds; Provision of a master street tree plan. Provision of street sign fees.

 

Applicant’s Reason for Request:	Continuation of residential development
KEY POINTS ·         Property is zoned for single-family residential zoning.
SUBDIVSION CITATIONS TO CONSIDER ·         No unusual or special citations are identified. General compliance with 21-601.
ASSOCIATED CASES/OTHER ACTION REQUIRED ·         Preliminary Plat of Fox Chase South (PP-06-07-03) Approved by Planning Commission July 2003 with subject property shown conceptually. ·         Revised Preliminary Plat Fox Chase South No. 3 (PP-01-01-05) Approved by Planning Commission 2/17/05.
PUBLIC COMMENT RECEIVED PRIOR TO PRINTING ·         No comments received

 

GENERAL INFORMATION
Current Zoning and Land Use:	RS-2 (Single-Family Residence) District undeveloped property
Surrounding Zoning and Land Use:	RS-2 (Single-Family Residence) District to the north; developing residential detached homes   RS-1 (Single-Family Residence) District to the east, west and south; City property/green space.

 

Site Summary
	PP-01-01-05	PF-07-25-05
Number of Lots:	105 lots	104 lots
Gross Area:	42.6 acres	42.5 acres
Net Area:	35.6 acres	35.6 acres
Minimum Lot Size:	8,165 SF (Lot 28, Block 2)	8,280 SF (Lot 15, Block 2)
Average Lot Size:	14,764 SF	Not calculated
Maximum Lot Size:	48,995 SF (Lot 40, Block 1)	40,782 SF (Lot 39, Block 1)
Rights-of-way:	7.14	7.14
Density	2.9 dwelling units per acre	2.9 dwelling units per acre

 

STAFF REVIEW

The subject property is located in an area that is south of Harvard Road and encircled by the City’s open space/future park property, east of George Williams Way and north of Bob Billings Parkway. The area immediately north was approved for residential development in 2003. The Preliminary Plat was approved in February 2005.

 

The Final Plat includes pedestrian connections to the surrounding green space and includes a dedication of additional acreage on the south side (Tract C). Revised language is needed regarding the dedication of Tract C to the public.

 

Relationship to Public Open Space

The subject property is surrounded by city park property to the east, west, and south. There are no formal development/improvement plans for the park property at this time. The City’s Parks Department is in the process of contacting property owners to assist in providing easements to connect various public parks and pathways on the south side of Bob Billings Parkway. The future park is a roughly 40 acre parcel that includes a 15-acre area directly across from an elementary school on the southeast corner of Harvard Road and George Williams Way. Long term this area will serve as an improved neighborhood park for the surrounding residential neighborhood. Access to the public open space provides additional neighborhood connections within the subdivision and non-motorized access throughout the area. The main access points are provided at the intersections of the development with Harvard Road to the north of this development. Additional access is proposed from Kanza Drive across from Warren Court and from Waverly Drive across from Bowersock Drive (Tracts A and B).

 

The Parks Department originally requested a 30’ wide easement be provided for access. The Preliminary Plat was approved with separate tracts rather than easements that were 15’ wide. The Final Plat shows these tracts to be 20’ wide. Tract C is comprised of the area between the sanitary sewer easement and the original lot lines of the lots (shown on the preliminary plat) fronting onto Kanza Drive.

 

Tract C is intended to be conveyed to the City for parks and open space use. The City Parks Department was consulted regarding the dedication of this tract to the City and is agreeable to public ownership of the tract. The Final Plat must be revised to add additional notes regarding the conveyance of this parcel.

 

Staff noted in the review comments that the pedestrian connections the open space must be constructed initially and should be included in public improvement plans for this subdivision.

 

Street right-of-way and Utility Dedication

 

The subdivision is served by a series of local streets south of Harvard Road, an east-west collector street. Review comments included discussion regarding the dedication of additional right-of-way at specific intersections within the development. The applicant has been working with city staff to address traffic calming concerns and will be submitting public improvement plans that include speed tables rather than traffic circles. No additional right-of-way dedications would be required. Staff recommends approval of the Final Plat subject to the submission of public improvement plans prior to recording of the Final Plat. Public improvement plans are intended to address necessary street improvements as part of the development process to assure appropriate street design.

 

Conformance

The location of the pedestrian easements has shifted to the south and has been increased in width. The rear portion of extraordinarily deep lots has been combined into a tract (Tract C) to be conveyed to the city for open space purposes. The street configuration and lot arrangement has not been altered. The total number of lots has been reduced by 1 between the Preliminary and Final Plat review. Excepting these noted changes, the proposed Final Plat conforms to the current zoning and the approved Preliminary Plat.