PLANNING COMMISSION REPORT

Consent Agenda – Non–Public Hearing Item

 

PC staff report

09/26/05

ITEM NO. 1:

 

FINAL PLAT FOR STONERIDGE EAST; SOUTHEAST CORNER OF W. 6TH & STONERIDGE DRIVE (EXTENDED) (SLD)

SUMMARY

 

PF-08-28-05:  Final Plat for Stoneridge East.  This proposed residential subdivision contains 14.716 acres, and includes 13 single-family lots and one multi-family lot.  The property is located at the southeast corner of W. 6th Street and Stoneridge Drive (extended).  Submitted by Landplan Engineering, P.A. for MS Construction Co., Inc., property owner of record.

 

Recommendation:  Staff recommends approval of the Final Plat of Stoneridge East and forwarding it to the City Commission for acceptance of easements and rights-of-way subject to the following conditions:       

 

  1. Submittal of a downstream analysis for wastewater services and approval of this analysis by the City’s Utilities Department City Engineer prior to scheduling of the Final Plat on the City  agenda for acceptance of easements and rights-of-way;
  2. Submission of public improvement plans for Lots 2 thru 14 prior to the recording of the Final Plat with the Register of Deeds Office and
    1. Provision of a note on the face of the Final Plat that states “Submission of public improvement plans is required for Lot 1 prior to the recording of a Final Development Plan for Lot 1.
  3. Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations;
  4. Execution of a Temporary Utility Agreement;
  5. 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.
  6. Execution of an agreement that defers any development of Lot 1, Block 1 of Stoneridge East until the completion of Stoneridge Drive to the north property line and including an intersection with W. 6th Street.

 

Additional Recommendation: Initiation of process to vacate by separate instrument the remaining portion of right-of-way for Winthrop Ct.

 

 

 

Applicant’s Reason for Request:

Subdivision requirement prior to residential development of property.

 

KEY POINTS

1.      Land use zoning requests are recommended to be contingent upon recording of final plat.

2.      Access to W. 6th Street is required for full development

3.      Stormwater runoff shall be addressed with multi-family development

 

SUBDIVSION CITATIONS TO CONSIDER

·         Provision of required documentation related to water and wastewater facilities.

 

ASSOCIATED CASES/OTHER ACTION REQUIRED

·         Z-03-19-05 A to RS2 4.9 acres

·         Z-03-20-05 A to RM1 7.4 acres Recommended by City Commission for PRD-2 (Planned Residential District) with density restrictions

·         Z-03-21-05 A to RM2 4.2 acres Recommended by City Commission for PRD-2 (Planned Residential District) with density restrictions

·         Public improvement plans required

·         Development plan required for multi-family development

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

·         No new comments regarding Final Plat

 

GENERAL INFORMATION

Current Zoning and Land Use:

A (Agricultural) district; undeveloped. Pending RS-2 (Single-Family Residence) District and PRD-2 (Planned Residential District); undeveloped

 

Surrounding Zoning and Land Use:

RS-2 (Single-Family Residence) District to the east and south; church property to the east, existing single-family homes to the south. Pending publication of RS-2 (Single-Family Residence) District to the southwest for the Stoneridge North subdivision.

 

A (Agricultural) district to the west and north; existing large tract with single family residence to the west; undeveloped property to the north.

 

 

Site Summary

Number of Lots:

14 [13-single-family lots and 1 multi-family lot]

Gross Area:

14.7 acres

Rights-of-way:

1.5 acres

Tract A

2,464 for interior cul-de-sac island

Net Area:

12.5 acres [excludes ROW and tract A]

Average Lot Size:

15,294 SF (average of proposed single-family lots)

Minimum Lot Size:

10,045 SF Lot 4

Maximum Lot Size:

20,532 SF Lot 8

Lots 2-13:

2.9 acres proposed RS-2 (Single-Family Residence) District

Lot 1:

9.5 acres Pending PRD-2 (Planned Residential District)

Single family density

4.0 dwelling units per acre

Multi-Family Density

12 dwelling units per acre maximum allowed per zoning approval

 

 

 

 

STAFF REVIEW

 

The subject property is located on the southeast corner of W. 6th Street and Stoneridge Drive Extended. The north portion along W. 6th Street includes a single large lot that will require additional review and approval for multi-family development through the planned unit development process. As part of the approval of the PRD zoning, density was restricted to not more than 12 dwelling units per acre.

 

Streets and Access

The subject property is bounded on the north by W. 6th Street and on the west by Stoneridge Drive, a collector street.  Direct access to W. 6th Street is prohibited. The approved Preliminary Plat showed the proposed Lot 1 as two tracts. However, the zoning request for the tracts for RM-2 (Multiple-Family Residence) District and RM-1 (Multiple-Family Residence) District was denied and PRD-2 (Planned Residential District) for both lots was approved. The applicant’s response was to combine the two lots into a single parcel.

 

Access to the subject property is accommodated from the collector street (Stoneridge Drive). A portion of the subject property along the north property line is encumbered by a permanent easement.  There is an adopted access management plan for W. 6th Street. This plan establishes a minimum separation for intersections from the side streets and access drives. Access to Lot 1, Block 1 will be addressed with a Preliminary Development Plan for the property to assure that adequate separation from the intersection is maintained. 

 

Stoneridge Drive is a collector street. The Final Plat includes a note restricting direct access of the single-family lots to the collector street.  The plat includes the dedication of ˝ of the required 80’ of right-of-way for Stoneridge Drive. The portion abutting the Collister property, to the west, is not included as part of this Final Plat. A benefit district has been initiated for the acquisition of the remaining required right-of-way.  This was discussed as part of the preliminary plat approval that development of the multi-family portion of the subdivision (Proposed Lot 1, Block 1) be deferred until the intersection of Stoneridge Drive and W. 6th Street is complete.

 

Stoneridge Drive is designated a collector street. Bike Lanes and 5’ sidewalks on both sides are required. In discussions with Public Works staff it was determined that the bike lanes were not included on plans to the south. A 10’ recreational path on one side of the collector street with a standard sidewalk on the other is recommended for this area. This design for Stoneridge Drive will be required when public improvement plans are prepared. There is adequate right-of-way to accommodate the 10’ recreational path within the proposed dedication.

 

There has been some concern expressed by City Staff about the need for turn lanes on Stoneridge Drive at the intersection of W. 6th Street. The analysis for this concern is based on details not yet provided for the development of the multi-family parcels. Staff will continue to monitor this concern as additional development applications are submitted, including the development plans for the multi-family lot and development to the north of 6th Street.

 

The Final Plat shows the ˝ of the right-of-way vacation for Winthrop Court and the retention of the eastern ˝ for access and utility easement purposes.  This existing stub street was included in a previous preliminary plat that extended a short cul-de-sac to the north with single-family lots abutting W. 6th Street. Winthrop Court stub was constructed at that time.

 

The western portion of the street right-of-way is not within the boundaries of this subdivision plat. Vacation of existing paved and platted streets is an action under the purview of the City Commission. A separate recommendation is provided following Staff’s recommendation for the Final Plat.

 

Utilities and Infrastructure

A significant issue is the provision of necessary drainage easements. It was noted discussion with the City Commission, as part of the zoning (land use) application that detailed drainage plans would be required as part of the development plan review process for the multi-family development.  Drainage easements have been provided as an initial step in that process.

 

It was also noted in the review comments of the Final Plat that a downstream sanitary sewer analysis is required per section 21-706 (b). The applicant responded that the “proposed final plat was in substantial conformance with the approved preliminary plat.” With regard to the lot layout and street configuration this is an accurate statement. However, the applicant is required by code to demonstrate a proposed development takes into consideration the City’s long-range plans, studies, reports, and similar documents for water and wastewater services. Failure to do so is sufficient to warrant a denial of a proposed plan. Staff recommends as a condition of approval that this documentation be provided and approved by the City’s Utility Department prior to consideration of the Final Plat by the City Commission for dedication of easements and rights-of-way.

 

Lot Orientation

The Final Plat proposes 12 single-family residential lots and one large multi-family lot. The single-family lots are located on a cul-de-sac. The multi-family lot was approved for planned residential development with a restricted density of 12 dwelling units per acre. Additional review is required for the development of multi-family lot. Section 21-611(f) addresses lots larger than one acre. It requires that the applicant provided conceptual information if there is a possibility that it could be re-subdivided into smaller lots. This evaluation will continue to be part of the development plan review in the future. Access for the multi-family development will also be assessed with regard to secondary access requirements and for any appropriate intersection improvements as necessary per a future Traffic Impact Study for the multi-family development.

 

SUMMARY

The proposed Final Plat as conditioned is in conformance with subdivision regulations. As noted, additional documentation is required to complete various development steps for this property including a downstream sanitary sewer study per the approval of the City Utility Department and the provision of a Traffic Impact Study with the submission of a Preliminary Development Plan for the multi-family development of Lot 1, Block 1. Additionally, staff recommendation is that no development of Lot 1, Block 1 be permitted until Stoneridge Drive is extended to W. 6th Street intersection with W. 6th Street is operational.