PLANNING COMMISSION REPORT

REGULAR AGENDA --NON-PUBLIC HEARING ITEM:

 

PC Staff Report

02/26/07

ITEM NO. 5B:           FINAL PLAT FOR DIAMONDHEAD 2nd PLAT; SE QUADRANT OF SOUTH LAWRENCE TRAFFICWAY & SIXTH ST/U.S. HWY 40 (SLD)

 

PF-01-02-07:  A Final Plat for Diamondhead 2nd Plat, located at the SE Quadrant of South Lawrence Trafficway and Sixth Street (U.S. Hwy 40). Submitted by Landplan Engineering, P.A., for Debbie Liu of Diamond Head Limited Partnership, property owner of record.

 

STAFF RECOMMENDATION:

Staff recommends approval of the Final Plat of Diamondhead 2nd 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 include the following changes per staff approval:

a.      Inset of ROW on GWW between Lot 1 and Lot 4 is not necessary,

b.      Note access restrictions to GWW for Lot 3, Block 1 in general notes and show graphically

c.      Revised easement along Ken Ridge Drive to note for use as  UE and PE

d.      Show full boundary width and dimension of access easement across (east/west) Lot 5, Block 1 (commercial parcel)

e.      Extend cross access to Ken Ridge Drive through Lot 5, Block 1.

f.       Show corner right-of-way dedication on north side of Ken Ridge Drive for future traffic calming improvement.

2.      Per the approval of the City Stormwater Engineer add the following notes to the face of the Final Plat:

a.      “Tract ‘A’ will be privately-owned and maintained.  The developer is responsible for establishing ownership and maintenance of same via individual owner maintenance.”

b.      “The drainage easement in the southwest corner of Lot 1, Block 2 will be privately-owned and maintained. The developer is responsible for establishing ownership and maintenance of same via individual owner maintenance” 

3.      Execution of an agreement not to protest the formation of a benefit district for street, Stormwater, water and gas line relocation, and geometric improvements for George Williams Way including the intersection at W. 6th Street south to and including Ken Ridge Drive.

4.      Provision of an executed encroachment agreement with Southern Star regarding development across the gas line and within exclusive easement.

5.      Submission and approval of public improvement plans prior to the recording of the Final Plat.

6.      Provision of a revised master street tree plan per City Staff approval to amend the types of species as noted in the review comments previously provided.

  1. 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.

 

 

 

Applicant’s Reason for Request:

1.      Lot line amendment between commercial and multi-dwelling lots

2.      Dedication of easements

3.      Dedication of public street

KEY POINTS

·         Subject property has previously been platted.

·         Associated request for Final Plat to establish new property lines concurrent with zoning boundary and proposed right-of-way extension of Ken Ridge Drive.

 

SUBDIVSION CITATION TO CONSIDER

·         Compliance with approved preliminary plat and preliminary development plan.

 

ASSOCIATED CASES/OTHER ACTION REQUIRED

·         PP-09-17-02 Preliminary Plat of Diamondhead Planning Commission approved on 10/30/02

·         FP-09-27-04 Diamondhead approved by the City Commission 11/09/04 recorded on 11/29/04

·         PDP 09-08-05 Diamondhead PCD Planning Commission approval on 1/25/06 City Commission  approval 3/28/06

·         FDP 02-08-07 Northgate PCD (formerly know as Diamondhead) PROPOSED for March 2007 Planning Commission consideration

·         Z-09-33-02 32.713 acres from A (Agricultural) to PCD-2 (Planned Commercial District). Approved May 4, 2004

·         Nodal Plan for 6th Street and South Lawrence Trafficway

·         Z-5-12-98  A to RM-D; 9.04 ac. in NW 3 Sec. 32, T12S, R19E Replaced by Z-9-31-02

·         Z-5-13-98  A to RM-2; 11.72 ac. in NW 3 Sec. 32, T12S, R19E Replaced by Z-9-32-02

·         Z-5-14-98  A to RS-2; 26.55 ac. in NW 3 Sec. 32, T12S, R19E Replaced by Z-9-29-02

·         Z-5-15-98  A to RO-2; 18.33 ac. in NW 3 Sec. 32, T12S, R19E Replaced by Z-9-32&30-02

·         Z-5-16-98 A to PCD-2; 28.71 ac. in NW 3 Sec. 32, T12S, R19E Replaced by Z-9-33-02

·         Z-09-29-02 A to RS-2; 32.253 acres; Diamondhead, southwest corner of 6th Street & George Williams Way - PC approved unanimously on 10/30/02 Ord. 7777; adopted 12/28/04; published 12/31/04

·         Z-09-30-02 A to RM-1; 14.467 acres; Diamondhead, southwest corner of 6th Street & George Williams Way - PC approved on 10/30/02 Ord. 7778

·         Z-09-31-02 A to RO-2; 7.013 acres; Diamondhead, southwest corner of 6th Street & George Williams Way - PC approved on 10/30/02 Ord. 7779

·         Z-09-32-02 A to RM-2; 12.836 acres; Diamondhead, southwest corner of 6th Street & George Williams Way - PC approved on 10/30/02 Ord. 7780

·         Z-09-33-02 A to PCD-2; 32.713 acres; Diamondhead, southwest corner of 6th Street & George Williams Way - PC 10/30/02  cc Approved 5/4/04 subject to conditions of PDP approval and recording of FP.

 

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

·         None received to date

 

GENERAL INFORMATION

Current Zoning and Land Use:

UR [Urban Reserve]; undeveloped ground, currently part of a larger area pending publication of PCD-[Diamondhead].

Surrounding Zoning and Land Use:

RM24 [Multi-Dwelling] District to the south (subject property to be merged with this area; undeveloped

 

RSO [Single-Dwelling Residential-Office] to the east; undeveloped property

 

UR [Urban Reserve]; undeveloped ground to the north and west; currently part of a larger area pending publication of PCD-[Diamondhead].

 

Site Summary                                                                                                                  Total Area: 45.426 Acres (This Plat)

Number of lots:         

6 lots

 

PCD (Planned Commercial) District

 [All of Block 1]

Lot 1

1.430 acres (62,313 SF)

Lot 2

1.632 acres (71.117 SF)

Lot 3

3.764 acres (163,979 SF)

Lot 4

5.855 acres (255,057 SF)

Lot 5

16.830 acres (733,151 SF)

RM24 [Block 2]

Lot 1

10.521 acres[1]

RSO

Not included in this replat

6.09 acres [excluded from total]

RM12 Replatted as the Cove

Not include din this replat

12.51 acres [excluded from total]

RS-7 (Single-Family Residence) District; Remaining 90 Lots

Not included in this replat

20.84 acres [excluded from total]

 

STAFF REVIEW

The subject property is part of a larger 122 acre subdivision plat. The original preliminary plat PP-09-17-02 Preliminary Plat of Diamondhead was approved by the Planning Commission on 10/30/02. The subject property is bounded on the north by W. 6th Street and the west by K-10 Highway. The proposed Final Plat includes only two of the original lots. The Commercial parcel (Block 1) of the final plat has been approved for a Preliminary Development Plan that includes multiple phases. The commercial lot has been proposed for further division into five separate lots consistent with the approved Preliminary Development Plan. Lot 1, Block 2 represents one of the multi-family lots.

 

The primary purpose of this Final Plat is to amend the lot line between the commercial lots and the multi-family lot (Lot 1, Block 2), dedicate additional right-of-way to extend Ken Ridge Drive to the west and south, and to dedicate additional easements for utilities, infrastructure, and cross access through the commercial lot.

 

George Williams Way and commercial access:

The proposed lots exceed the minimum acreage requirements for the respective zoning districts.   The original Final Plat showed a small bump-out that was part of the acquired right-of-way that would provide access to the commercial area. City Public Works Staff has noted that this right-of-way is not required. Access restrictions are controlled through noted and graphic restrictions, access management policies along W. 6th Street and various approved development plans for the subject property. Removal of this area will slightly increase the lot size for Lot 1 and Lot 3 of Block 1 and establish the access driveway as the maintenance responsibility of the development.

 

George Williams Way and Ken Ridge Drive:

Likewise additional right-of-way is noted as needed at the intersection of George Williams Way and Ken Ridge Drive for future improvements. A triangular area will be needed to accommodate a roundabout or other traffic calming device. The north side of the intersection is encumbered by an exclusive gas easement. The applicant has been in contact with Southern Star Gas regarding the need to execute encroachment agreements across the property. It is not expected that the gas company will consent to release of the easement to the public, therefore the applicant/developer will need to negotiate appropriate agreements for improvements in the easement as a condition of development. The south side of the intersection is not included in the proposed replat of the two lots. The applicant will need to acquire an off-site area for right-of-way purposes from the property owner (LAHIKI LLC) of Lot 19, Block 5 of Diamondhead.

 

The location and alignment of the intersection have not altered from the previous considerations of the subject property.

 

Ken Ridge Drive:

Ken Ridge Drive was originally platted as a cul-de-sac providing access to lots and terminating. The consideration of Langston Heights subdivision to the south of the subject property (shown in inset) extended Ken Ridge Drive as a collector type street that parallels K-10 Highway. The recently approved Preliminary Development Plan also included this concept. It was noted in review comments that platting and rezoning would be necessary to amend the lot lines and to dedicate the additional right-of-way.

 

The west and southern links of Ken Ridge Drive are shown as an 80’ dedication of right-of-way. The original portion from the cul-de-sac bulb to George Williams Way was dedicated with only 60’ of right-of-way typical of a local street section. This is permissible as it intersects George Williams Way (a collector street). The future road map does not show any additional collector streets between W. 6th Street and Bob Billings Parkway west of George Williams Way. The street will function similar to a residential collector because of the relatively confined area and the multiple ways of access once the area is built out. The applicant is anticipating a collector street design and thus providing right-of-way accordingly. The eastern section of the right-of-way is augmented by utility/pedestrian easements to accommodate a wider road surface than would typically be constructed in a 60’ right-of-way.

 

Ken Ridge Drive was originally designed to terminate with a cul-de-sac. The applicant proposes to retain the southern portion of the cul-de-sac to accommodate a traffic calming device and not impact Lot 3, Block 1 Diamondhead Subdivision to the southeast of the cul-de-sac.

 

Conclusion

The proposed Final Plat is a continuation of the development application process initiated previously under the former code regulations. The proposed Final Plat is a replat of an existing platted area that was contemplated for further division with the Preliminary Development Plan for the commercial portion of the development which showed the future extension of Ken Ridge Drive. Several easements need to be shown on the final plat consistent with the Final Development Plan. These are reflected as conditions of approval.


[1] Original Lot for RM24 included 12.780 acres. Lot area is reduced to 10.521 with the addition of a public street.