PLANNING COMMISSION REPORT

Consent Agenda - Non-Public Hearing Item

PC Staff Report

10/24/05

ITEM NO. 3:              FINAL PLAT FOR FALL CREEK FARMS 12TH PLAT; WEST OF KASOLD DRIVE AND SOUTH OF PETERSON ROAD (LAP)

 

PF-08-27-05:  Final Plat for Fall Creek Farms 12th Plat. This proposed 20-lot single-family residential subdivision contains approximately 16.09 acres. The property is located west of Kasold and south of Peterson Road. Submitted by Landplan Engineering, P.A., for Sojac Land Company, L.C., property owner of record.

 

STAFF RECOMMENDATION: Staff recommends approval of the Final Plat for Fall Creek Farms 12th Plat, subject to the following conditions:

  1. Lots 1 through 8, Block One, of the final plat for Fall Creek Farms approved 03/14/95 shall not be allowed building permits until such time as sanitary sewer capacity issues are resolved for KR-2 to the satisfaction of the city. The city anticipates that, subject to the completion of the aforementioned sewer capacity study for KR-2 in the spring, 2006, more definitive information will be available concerning the city’s ability to allow building permits for these lots.
  2. Provision of the following fees and recording documentation:
    1. A current copy of a paid property tax receipt.
    2. Recording fees made payable to the Douglas County Register of Deeds.
    3. A completed Master Street Tree Plan in accordance with Section 21-7081.3.
  3. Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations.
  4. Submittal of public improvement plans for the construction of Fall Creek Drive (extended) and Wilderness Way, sidewalks associated with both streets, and extension of sanitary sewer, stormwater, and water mains.
  5. Inclusion of a note on the final plat, stating: “Adjacent property owners will be required to maintain all drainage easements. Structures, fences and/or cut/fill operations are prohibited within drainage easements.”
  6. Inclusion of a note on the final plat, stating: “The temporary turn-around on Lots 8 and 9, Block One, will be removed with the permission of the city engineer when Fall Creek Drive is extended to the north of the platted property.”

 

Applicant’s Reason for Request:

Development of 20 single-family lots in the Fall Creek Farms Subdivision.

 

KEY POINTS

·         The subject property is located in the southwest area of the Fall Creek Farms Subdivsion.

·         The lots will take access from Wilderness Way, Fall Creek Drive (extended), and Running Ridge Road.

·         The final plat conforms to the requirements of the approved preliminary plat.

ASSOCIATED CASES/OTHER ACTION REQUIRED

·         PP-01-03-04: Revised Preliminary Plat for Fall Creek Farms [approved by the Planning Commission on 2/25/04].

·         PF-03-04-05: Final Plat for Fall Creek Farms 11th Plat [approved by the Planning Commission on 4/25/05].

·         Acceptance of easements by the City Commission.

·         Recordation of the final plat at the Register of Deeds Office.

 

GENERAL INFORMATION

Current Zoning and Land Use:

RS-1 (Single-Family Residential) District, undeveloped property.

 

Surrounding Zoning and Land Use:

RS-1 (Single-Family Residential) District to the north, south, and east, undeveloped and newly developed properties.

 

RS-2 (Single-Family Residential) District to the west, undeveloped and newly developed properties.

 

Site Summary

Number of Lots Proposed:              20 Lots

Minimum Lot Size:                        18,501 Square Feet (Lot 8, Block 2)

Maximum Lot Size:                       55,532 Square Feet (Lot 7, Block 1)

Average Lot Size (RS-1 Lots):         30,879 Square Feet

 

STAFF REVIEW

This application was deferred at last month’s Planning Commission meeting based on staff’s recommendation for denial due to its nonconformance with Section 21-706(d) of the Subdivision Regulations and the Wastewater Master Plan. The applicant has since brought forward alternate wastewater recommendations in order to allow for the development of the lots associated with Fall Creek Farms 12th Plat. Condition #1 related to sanitary sewer capacity was drafted by staff in response to the recommendations brought forward by the applicant (see attached letter and maps). The applicant is favorable to this condition.

 

The request is for final plat approval of Fall Creek Farms 12th Plat, which is a 20-lot subdivision for single-family homes. The site is located east of Monterey Way, west of Kasold Drive, and south of Peterson Road.

 

The preliminary plat for Fall Creek Farms was approved for 185 lots in 1985. A revised preliminary plat, which includes 176 lots, was approved by the Planning Commission on February 25, 2004. Final plats have been approved for most of the lots to the east, west, and south of the subject property.

 

Street Rights-of-Way

Sixty feet of rights-of-way will be dedicated for both Wilderness Way and Fall Creek Drive (extended), as both are local streets.

 

Sidewalks will be provided along the eastern side of Wilderness Way and along the southern side of Fall Creek Road (extended).

 

Access

The 12 lots in Block One will be accessed from Wilderness Way. The eight lots in Block Two will be accessed from either Fall Creek Drive or Running Ridge Road. As Fall Creek Drive is only being extended to the east with this project, a temporary turn-around will be constructed on portions of Lots 8 and 9, Block One. The temporary turn-around should not hinder traffic flow within the vicinity of the new lots, as multiple routes exist to the south, east, and west. As a condition of plat approval, a note should be included on the plat, stating that the turn-around will be removed with the permission of the city engineer when Fall Creek Drive is extended to the north of the platted property.

 

Infrastructure

Water/Stormwater - An existing water main is located within the right-of-way of Running Ridge Road. Storm sewer enclosures exist off-site directly east of Block One.

 

Sanitary Sewer – This plat is located within the Kansas River-2 (KR-2) sanitary sewer sub-basin. A study regarding sewer capacity is currently underway for KR-2. Existing sanitary sewer mains border the eastern edge of Block One of this plat. Additionally, Lots 1 through 8, Block One, of the final plat for Fall Creek Farms approved 03/14/95 have been platted and sanitary sewer mains exist to serve these lots, although no building permits have been issued for these platted lots.

 

Although there currently exists some questions as to the capacity limits for this sub-basin, the fact that sewer lines have been installed that can serve a portion of this plat under consideration and are currently contributing flow to the sanitary sewer system within KR-2 needs to be considered. Additionally, there are platted lots (noted above) that are not scheduled for immediate development elsewhere in the Fall Creek Farms area. Therefore, the Utilities staff recommends approval of the final plat for Fall Creek Farms 12th Plat subject to the condition that Lots 1 through 8, Block One, of the final plat of Fall Creek Farms approved 03/14/95 shall not be allowed building permits until such time as sanitary sewer capacity issues are resolved for KR-2 to the satisfaction of the city. The city anticipates that, subject to the completion of the aforementioned sewer capacity study for KR-2 in the spring, 2006, more definitive information will be available concerning the city’s ability to allow building permits for these lots.

 

Easements

A 30-foot drainage easement is being dedicated with the plat along the eastern edge of Block One. The drainage easement expands to 40 feet as it proceeds north and west. A 15-foot drainage easement is also located between Lots 6 and 7. Minimum elevations of building openings (MEBO’s) have been provided for all lots adjacent to a drainage easement, which includes Lots 1 through 8 of Block One.

 

An existing 15-foot utility easement borders the eastern edge of Block One, while a new 15-foot easement will be dedicated along the western edge of Block One. Block One also includes utility easements to be dedicated between Lots 1 and 2, 3 and 4, and 7 and 8, as well as on portions of Lot 6 and 7. Within Block Two, 20-foot utility easements will be dedicated along each rear yard.

 

Summary

Once the conditions of approval have been met, the final plat will conform with the Zoning Ordinance and Subdivision Regulations.