PLANNING COMMISSION REPORT SUMMARY

Consent Agenda – Non-Public Hearing Item

PC staff report

06/20/05

ITEM NO. 4:

FINAL PLAT FOR HUTTON FARMS WEST NO. 2; SOUTHEAST CORNER OF MONTEREY WAY AND PETERSON ROAD (SLD)

SUMMARY

PF-05-19-05: Final Plat for Hutton Farms West No. 2. This proposed one-lot residential subdivision contains approximately 17.306 acres. The property is generally described as being located at the southeast corner of Monterey Way and Peterson Road. Submitted by Peridian Group for Hutton West, L.L.C., property owner of record.

Recommendation: Staff recommends approval of the Final Plat of Hutton Farms West No. 2, (PF-05-19-05) and forwarding it to the City Commission with a recommendation for acceptance of easements and rights-of-way based on the findings found in the body of the staff report and subject to the following conditions:

1. Provision of a revised Final Plat to include the following note:

a. “The maximum density for this phase shall exceed 7 dwelling units per acre and shall not exceed a maximum of 102 units.”

b. “Residential building types shall be restricted to single-family detached and attached structures, to not exceed a maximum of three attached units as a single building.”

2. Provision of a revised Final Plat to include the following easements and corrections:

a. Provision of a drainage easement for the proposed storm sewer from the end of Lou Lou Lane; and

b. Provision of a corrected drainage easement shown in the southwest corner that ties to the adjacent plan as shown on the Preliminary Development Plan per the City Stormwater Engineer’s approval for the proposed storm sewer crossing Block 3 at Lot 9.

c. Reflect the new Planning Commission Chairperson’s name on the plat (Chairperson to be selected at June Planning Commission meeting.)

3. Provision of a revised Final Plat to provide a minimum of 3.15 acres within Tract B.

4. Execution of an agreement not to protest the formation of a benefit district for street, sidewalk and intersection improvements for Monterey Way and Peterson Road.

5. Execution of an agreement that precludes development of all lots in Hutton Farms West No. 1 until the completion of Monterey Way between Peterson Road and the north property line including intersection improvements with Peterson Road.

6. Submission of public improvement plans to Public Works prior to filing of the Final Plat.

7. Execution of a Temporary Utility Agreement.

8. Provision of the following fees and recording documentation:

a. Current copy of paid property tax receipt at time of submittal of the Final Plat for filing.

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

c. Provision of a completed Master Street Tree Plan per Section 21-708.a

Applicant’s Reason for Request:

Subdivision requirement prior to residential development of property. Proposed single-family detached development – phase 2 of Hutton Farms West

KEY POINTS

Appropriate public improvements must be completed prior to development and a Final Development Plan is required before issuance of building permits.

SUBDIVISION CITATIONS TO CONSIDER

Subdivision code requirements have been met

ASSOCIATED CASES/OTHER ACTION REQUIRED

· Final Development Plan submitted for July consideration

· Z-09-43-05; Approved by City Commission 11/16/04 subject to approval of a PDP and recording of Final Plat prior to publication.

· PF-05-18-05; Final Plat of Hutton Farms West No. 1

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

No comments

Consent Agenda – Non-Public Hearing Item

PC staff report

06/20/05

ITEM NO. 4:

FINAL PLAT FOR HUTTON FARMS WEST NO. 2; SOUTHEAST CORNER OF MONTEREY WAY AND PETERSON ROAD (SLD)

SUMMARY

GENERAL INFORMATION

Current Zoning and Land Use:

Pending PRD-2(Z-09-32-04); City Commission approved on 2/16/04 Current Zoning is RS-2 (Single-Family Residence District).

Surrounding Zoning:

RS-2 (Single-Family Residence District) to the north and west; developing single-family residential homes.

RS-1 (Single-Family Residence) District to the south; developing single-family residential homes.

PRD-2 (Planned Residential District) to the east; developing mixed residential development.

Site Summary · Total Development Plan included 38.4 gross acres 35.1 net acres. · Phase 1 included 20.448 acres and detention Pond in the southeast corner of development · Phase 2 included 16.46
	PDP/Preliminary Plat	Proposed Final Plat Hutton Farms No. 2
Number of Lots:	100	1
Gross Area:	20.448 acre	16.4 acres
Net Area:	NA	16.301 acres
Lot Size	NA	14.54 acres
Rights-of-way:	No change	No new right-of-way proposed for Peterson Road; Private street area is not defined but included in total area for lot.
Tract A	Detention Pond [included in Phase 1 not part of this plat.]	1.87 acres.
Tract B	3.15 acres [undisturbed area]	2.8 acres noted to be reserved as common open space
Tract C	Area located along gas line easement at north end of development	1.001 acres

STAFF REVIEW

The subject property is located on the northeast corner of Peterson Road (an arterial street) and Monterey Way (a collector street). The subject property was part of a Preliminary Development Plan approved by the City Commission on April 5, 2005 known as Hutton Farms West. The Preliminary Development Plan included two phases. Phase I is proposed as an individual lot (for sale) development including private streets and sidewalks on both sides[1].

The subject property, referred to as Phase 2, includes the east 16 acres. This phase is intended to be a multi-family development. This Final Plat is intended to establish the lot boundaries, private streets and utility easements. Phase 2 is shown with the interior street network, pedestrian paths. The majority of the common opens space for the total development is provided in phase 2.

Preliminary Approval

Use Restrictions - The Preliminary Development Plan noted the maximum density for this phase would not exceed 7 dwelling units per acre and will include a maximum of 102 units. Building locations and arrangements for this phase have not been proposed on the Final Plat nor were they included in the Preliminary Development Plan. A revised Preliminary Development Plan for this phase is required prior to development. Staff notes that Phase 2 should not include apartment type units. Duplex and limited triplex units may be acceptable, depending on site layout and building arrangements. Staff recommends the Final Plat be revised to include a note limiting the building type and density to no greater than 3 attached units.

The subject property includes substantial natural areas to be utilized as part of the open space requirements related to the development plan. The provision of open space within the total development is critical. Portions of the open space are provided in private yard areas for Phase 1 and within and surrounding the building area for Phase 2. The Development Plan noted that a natural area would be retained to provide a transition between the single-family detached lots in Phase 1 and (the anticipated) multi-family in Phase 2. Tract B is slightly smaller than what was noted on the Preliminary Development Plan. Staff recommends that Tract B area be revised and increased to provide the minimum area shown on the Plan. To ensure that these areas remain as open space staff recommends these areas be dedicated as tracts of the appropriate area, as was approved in the Preliminary Development Plan.

Waivers (PUD’s) -The Preliminary Development Plan included approval of a reduction of the required side yard from 10’ to 5’ for Phase 1. This action was not applicable to Phase 2.

Pedestrian Connections – A significant concern during the Preliminary Development Plan review was the provision of pedestrian connections from the interior of the development to the adjoining public sidewalk network and connections to common open space within the interior of the planned unit development. Specific pedestrian easements are not included on this Final Plat. Tract B is a “destination amenity” provided for the entire development. Non-paved trails within this area may be provided. This will be reviewed as part of the Final Development Plan. Sidewalks will be required on both sides of private streets as part of the Final Development Plan. Sidewalks can occur within the proposed access easement areas.

Streets and Access

Access to the proposed development is provided using the interior private street network. Direct access, from individual lots or tracts, to a public street is not provided. The interior street network will be required to be constructed before development of Phase 2 to accommodate access.

A private stub street, Hutton Way, located at the east end of the development provides a connection to the east (the original Hutton Farms Development). A revised development plan and appropriate dedication of easements are needed, off-site, to allow for that stub to connect.

Development of the subject property is dependent upon access. Development through the local street network to the north and west (Daylily Drive to the north) is not acceptable because it will cause significant disruption of the area. Monterey Way must be completed prior to development of the subject property or revised access to the east must be approved, dedicated, and developed. Staff recommends that development of Hutton Farms West No. 2 be subject to completion of the Monterey Way prior to residential construction.

A bid for construction of both Peterson Road and Monterey Way is planned for late July 2005. The Director of Legal Services recommended the following note be added to the face of the Final Plat as follows: The property owners shall participate in benefit districts for the financing of Monterey Way and Peterson Road.

Utilities and Infrastructure

Utility extension will be required and dedication of necessary easements must be provided. The subject property is encumbered by an exclusive gas line easement across the north portion of the property. This area is proposed as an open space area within this phase of the development. Any encroachment of improvements within the gas easement related to the development will require the execution of an encroachment agreement. The applicant was advised of this requirement during the initial review of this proposed development.

Stormwater

The stormwater evaluation is divided into two parts; a stormwater study and a stormwater plan. The study provides the engineering analysis to determine the amount and location of runoff to be detained. The stormwater study, reviewed and approved by the Stormwater Engineer, indicates that a detention pond will be provided in Phase 1 of the development located in the southeast corner of Hutton Farms West No. 2.

The second part of the evaluation is the review of a specific stormwater plan. The stormwater plan is individualized for each project. The stormwater plan recommendations including the dedication of appropriate easements are through the subdivision plat process, as well as, site and development plans and public improvement plans (as necessary). Required stormwater plans must be consistent with the approved stormwater study for the project as well as the city’s stormwater master plan. The Preliminary Development Plan lacked the necessary information to conclude that the stormwater “plan” was consistent with the stormwater “study” for the proposed development. The related conditions were removed and were not related to the changes in the plan design. The applicant was required to provide the necessary documentation to establish compliance with city code and that the easements proposed on the Final Plat facilitated the minimum requirements set out in the stormwater study. Two specific easements, still missing, are required. Staff recommends the approval of the Final Plat be subject to the provision of these easements:

1. Provision of a drainage easement for the proposed storm sewer from the end of Lou Lou Lane; and

2. Provision of a corrected drainage easement shown in the southwest corner that ties to the adjacent plan as shown on the Preliminary Development Plan per the City Stormwater Engineer’s approval for the proposed storm sewer crossing Block 3 at Lot 9.

Conclusion

A Final Plat is intended to establish the boundary survey and individual lot boundaries, the access and the utility easements. Site development details of the development will be included as part of the Final Development Plan. Typically a Final Development Plan is submitted prior to or concurrent with a Final Plat to assure coordination of access, easements, and right-of-way dedications required for development purposes. A Final Development Plan must be approved and recorded with the Register of Deeds Office prior to development.

A letter regarding pinning of the lots has been provided in accordance with Section 21-103 of the Subdivision Regulations.