NON-PUBLIC HEARING ITEM:

 

ITEM NO. 5:        FINAL PLAT FOR KNOLLBROOK ADDITION; 1800 W. 27TH STREET   (PGP)

PF-01-06-04:  Final Plat for Knollbrook Addition.  This proposed 17-lot residential subdivision contains approximately 3.8 acres and is located at 1800 W. 27th Street.  Submitted by Professional Engineering Consultants, P.A., for Knollbrook Investors, LLC, property owners of record.

GENERAL INFORMATION

 

Current Zoning and Land Use:                   RS-2 (Single-Family Residence) District pending;

                                                          vacant Southwinds Nursing Home.

 

Surrounding Zoning and Land Use:             RS-2 (Single-Family Residence) District to the

north, east, & south; developed singe-family

homes.

 

                                                          RM-1 (Multi-Family Residence) District to the west;

multiple-family apartment complex.

 

SITE SUMMARY

 

Number of Lots:       17

Gross Area:             3.765 Acres

Minimum Lot Size:     7,000 Square Feet (Lots 15 & 16, Block 1)

Maximum Lot Size:    13,343 Square Feet (Lot 4, Block 1)

Access:                   Existing 27th Street, Proposed Knollbrook Ct.

 

Review and Comments from Other Departments/Agencies:

 

The following are review comments from the various departments which reviewed the project. In most cases, the applicant has either revised the development plan to resolve the comment, been notified of a required future action, or a condition may be required to adequately address the requirement or concern.

 

Public Works/Engineering:

1.       Check bearing & distance for the following:

a.       Between Lots 8 & 9, 116.45’ – N 51 degrees 18’ 20” W;

b.       Between Lots 9 & 10, 81.47’ – S 81 degrees 27’ 40” W;

c.       West side of Lot 10, N 0 degrees 30’ 00” W;

d.       South side of Lot 10, 36.93’; and

e.       Centerline end of Knollbrook Court, N 89 degrees 42’ 57” W. (Notified)

2.       No adjacent easement exists along the west side of the property and the existing street (27th) is within 10’ from the west property line. Please consider making the proposed 7.5’ Utility Easement along the western property line at least 10’. (Notified, considered by applicant, 7.5’ Utility Easement to remain as shown on approved preliminary plat)

3.       The restricted access graphic is not consistent with the legend. Please modify. (Plat Revised)

4.       Will need to provide public improvement plans to Public Works. (Notified)

5.       The public improvement plans will need to include the installation of a 5’ wide sidewalk along 27th Street.  

       (Notified)

 

Stormwater Engineering:  No Comment.

 

Neighborhood Resources:

1.       Provide street tree right-of-way note. (Plat Revised)

 

Municipal Utilities:

1.       Provide Water Line Plans. These plans must be submitted for approval and signatures from the fire and utilities Departments before building permits are issued. (Notified)

 

Parks/Forestry:

1.       Please submit the Master Street Tree Plan. (Condition)

2.       Please show temporary right of entry language for City Street Tree Planting to save the costs of refiling with Building Permits. (Plat Revised)

 

Fire Department:             No Comments.

 

Police Department:          No comment received.

 

Sanitation Department:    No comment received.

 

Traffic Engineering:

1.       Correct legend for restricted access to match graphic on plat. (Plat Revised)

 

Westar Energy:               No Comments.

 

Aquila, Inc:                     No comment received.

 

Southern Star Central Gas:            No comment received.

 

Southwestern Bell:          No Comments.

 

Sunflower Cablevision:      No comment received.

 

Planning Department:

1.       Add the Chairman of the Planning Commission name of “David Burress”. (Plat Revised)

2.       Change the Register of Deeds name to Kay Pesnell. (Plat Revised)

3.       Only show the Building Setbacks for the exceptional Lots 3, 4 & 5. Remove the Building Setbacks from the other lots. (Plat Revised)

4.       Include the following notes on the final plat:

a.       LOTS SHALL BE PINNED IN ACCORDANCE WITH SECTION 21-302.2 OF THE CODES OF THE CITY OF LAWRENCE. (Plat Revised)

b.       STREET TREES SHALL BE PROVIDED IN ACCORDANCE WITH THE MASTER STREE TREE PLAN FILED WITH THE DOUGLAS COUNTY REGISTER OF DEEDS AT BOOK _______, PAGE _______. (Plat Revised)

 

STAFF REVIEW

 

The request is for final plat approval of the Knollbrook Addition, a 17-lot subdivision containing 3.765 acres. The property is located at 1800 W. 27th Street and currently contains the Southwinds Nursing Home, which has been vacant for several years.

 

In 2003, the 456’ wide x 360’ deep site was rezoned to a RS-2 (Single-family Residential) District (Z-07-21-03, Ordinance No. 7700 – published 10/21/2003). The property was previously platted as Lot 1 of the Wakarusa Manor Subdivision.

 

The applicant will raze the vacant Southwinds Nursing Home and subdivide the property into 17 single-family residential lots. This is an infill residential redevelopment within an established residential neighborhood.

PUBLIC IMPROVEMENTS

 

Public improvement plans will be submitted to Public Works prior to the filing of the final plat at the Register of Deeds Office.

 

Note #8 on the preliminary plat states, “Public Improvements: streets, sewer and water to be constructed by developer in 2004.”

 

ACCESS/STREETS

 

The applicant will construct a 50’ right-of-way access via Knollbrook Court (a cul-de-sac from 27th Street).  Knollbrook Court will provide internal street access for 14 lots.

 

Lots 15, 16 and 17 are allowed to have direct driveway access onto 27th Street, a residential collector street. 27th Street has been developed with direct driveway access lots. Because the existing driveway development pattern throughout this neighborhood is individual lots which have direct access to 27th Street, the approved preliminary plat allowed individual driveways for each of these three lots.

 

Corner Lots 1 and 14 are restricted to take access from Knollbrook Court.

 

APPROVED VARIANCES

 

On November 19, 2003, the Planning Commission approved the following two variances for the Knollbrook Addition:

 

  1. Variance granted from Section 21-607.5 (s), Radius of curvature of the centerline of Knollbrook Court to be 60.0’; and
  2. Variance granted from Section 20-608, Lots 7, 8, 9, 10, 11 & 12 to have lot depth minimums of less than 100’ in the RS-2 Zoning District.

 

CONFORMANCE

 

The final plat conforms to the approved preliminary plat. With the approved variances, the submitted plat conforms with the Zoning Ordinance and Subdivision Regulations. The lot corners will need to be pinned.

 

RECOMMENDATION:      

 

Staff recommends approval of the Final Plat of the Knollbrook Addition, and forwarding it to the City Commission for acceptance of easements and rights-of-way, subject to the following conditions:

 

1.      Provision of the following fees and recording documentation:

    1. Current copy of paid property tax receipt at the time of submittal of the final plat for filing.
    2. Recording fees made payable to the Douglas County Register of Deeds.
    3. Provision of a master street tree plan;
  1. Execution of a Temporary Utility Agreement;
  2. Submittal of public improvement plans to the City Public Works Department prior to filing of the final plat; and
  3. Pinning of the lots in accordance with Section 21-302.2.