PUBLIC HEARING ITEM:
ITEM NO. 17B: PRELIMINARY DEVELOPMENT PLAN FOR FARMLAND NORTHWEST ADDITION; 17.95 ACRES PLUS RIGHT OF WAY; SOUTH OF K-10 AND WEST OF O’CONNELL ROAD (SLD)
PDP-12-12-03: Preliminary Development Plan for Farmland Northwest Addition. The applicant proposes a multiple-family residential subdivision containing 260-units on 17.96 acres. The property is generally described as being located south of K-10 Highway, west of O’Connell Road. Submitted by The Peridian Group, Inc., for Eastside Acquisitions, L.C., property owners of record.
Surrounding Zoning and Land Use: RM-D (Duplex Residential) District [Z-08-27-03] per City Commission action on 10/14/03 to the west and south of the subject property; undeveloped.
A (Agricultural) District to the east; crop land.
O-1 (Office) District [Z-08-29-03A] per City Commission action on 10/14/03 to the north of the subject property; undeveloped.
C-5 (Limited Commercial) District, RS-1 (Single-Family Residence) District, M-3 (Intensive Industrial) District and I-1 (Limited Industrial District) located on the north side of E. 23rd Street; existing commercial business, community building and undeveloped agricultural properties. The County I-1 district was a parcel that was annexed, but was not rezoned to a city zoning district.
Site Summary:
Gross Area: 17.96 acres
Number of Lots: 1 lot
Net Residential Area: 17.3
Proposed Density: 14.98
Number of Dwelling Units: 260 units Mixed residential development
Apartments: 200 units/12 building
Townhouses: 55 units/10 buildings [2 bedroom units and single car garages]
Miscellaneous: Detached Garage Buildings (24 parking spaces in three buildings)
Clubhouse with 5 apartment units
Pool and pool house
Mail shelter building
Open Space Required: 151,116 SF @ 20%
Open Space Provided: 152,248 SF
Off-Street Parking Required: 328 spaces
Off-Street Parking Provided: 328 spaces
Review Comments Received From Other Departments are located at the end of the Staff Report. Comments include original January submittal and revised February submittal
The proposed Preliminary Development Plan for Farmland Northwest PRD has been evaluated based upon the following suggested findings of fact and conclusions outlined in Section 20-1010.1 of the Zoning Ordinance for the City of Lawrence:
1) In what respects the plan is or is not in general conformity with the provisions of the Comprehensive Plan of the City.
An evaluation of the conformance of this preliminary development plan with the City's Comprehensive Plan is based on the goals, policies and recommendations in Horizon 2020.
In Chapter Three – General Plan Overview, several Key Features of the Plan are identified. One key feature states, “The Plan promotes development in the urban growth area through an adopted annexation policy which anticipates well-planned development of fringe areas”. The development of this site is anticipated and with the necessary, well-timed extension of infrastructure is supported by this portion of the plan.
Horizon 2020 encourages “the clustering of new residential development which maximizes open space and protects natural and environmentally sensitive areas.” This area is depicted as higher density as shown in Figure 9 Lawrence Urban Growth Area Map. There are no identified natural or environmentally sensitive areas within the project boundary. The following goals and policies are specifically related to the physical elements of the proposed development:
Chapter 5 Residential Development:
· Goal 5 Create a Functional and Aesthetic Living Environment -- Create and maintain neighborhoods that are aesthetically pleasing and functionally efficient and practical.
· Policy 5.3 Provide for Extra Buffering in Special Circumstances – Encourage subdivision design which provides additional buffering between homes and adjacent arterial streets. Extra buffering can be provided by any of the following: additional lot depth, berms, landscaping screening and/or fences.
· Goal 6 Compatible Transition from Low-Density Residential Development to More Intensive Land Uses – Ensure transition from low-density residential neighborhoods is compatible with more intensive residential and nonresidential land uses.
· Policy 6.1 Use Appropriate Transitional Methods (b) Lower-density residential areas should be screened from higher-density developments. Where possible, natural barriers and dense vegetation and/or berms shall be used; and (c) Compatible transition from nonresidential or higher-density residential uses to lower-density residential uses should consider: 1. Building Relationships [a. A back-to-back relationship is preferable between variable intensities of uses. b. More intensive residential uses should have perimeter setbacks that are equal to or greater than the perimeter setbacks of the abutting low-density residential uses] 2. Land Features [a. Promote the integration of mature trees, natural vegetation, natural and environmentally sensitive areas whenever possible to buffer low-density developments from other more intensive land uses. b. Where possible, use existing topography to separate low-density developments and other more intensive land uses.] And 3. Screening and Landscaping [c. Promote site design that uses existing vegetation, such as stands of mature trees, as natural buffers or focal points.]
Staff Finding - The proposed development includes a mix of housing types, open space and central features such as a common green space and activity area. The site includes land use transition within the site and between the proposed development and the future single-family and duplex lots to the west and south.
Staff recommends that a note be added to the face of the Preliminary Development Plan to restrict the maximum density to not more than 15 dwelling units per acre. This condition will articulate the land use expectation as the zoning codes and districts are changed in the future, the density is defined.
2) In what respects the plan is or is not consistent with the Statement of Objectives of Planned Unit Development.
The statement of objectives of planned unit developments is found in Section 20-1002 of the Zoning Ordinance, which reads as follows:
(1) To promote and permit flexibility that will encourage innovative and imaginative approaches in residential, commercial, and industrial development which will result in a more efficient, aesthetic, desirable and economic use of the land while maintaining density and intensity of use consistent with the adopted Comprehensive Plan for the City;
The proposed development includes vehicular and sidewalk connection to the adjacent public street network thus preserving basic connectivity to the surrounding neighborhood. The development also includes a mix of housing types.
(2) To promote development within the City that can be conveniently, efficiently and economically served by existing municipal utilities and services or by their logical extension;
The subject area is located at the fringe of the existing urban area. The applicant has been working with City Staff to establish timing for the extension of municipal utilities. The timing of development is related to the extension of water and sewer lines to the east as part of the recently adopted Waste Water Master Plan. Development is also contingent upon O’Connell Road improvements which are scheduled to begin later this year.
(3) To promote design flexibility including placement of buildings, and use of open space, pedestrian and vehicular circulation facilities to and through the site, and off-street parking areas in a manner that will best utilize potential on-site characteristics such as topography, geology, geography, size or proximity;
The topography of the site is gently rolling. The significant concern with regard to building placement is providing an appropriate land use transition between the proposed development and the individual lots along the west. The townhouse units are provided along the western and southern boundaries of the subject property and provide the necessary transition of land use between the more intensive housing type to the east and the lower density conventional development to the west.
(4) To provide for the preservation of historic or natural features where they are shown to be in the public's best interest including but not limited to such features as: drainageways, floodplains, existing topography or rock outcroppings, unique areas of vegetation, historic landmarks or structures.
There are no natural features to be retained or preserved through this development that are beneficial to the public.
Staff Finding – Overall the development provides a mixed housing option at the eastern boundary of the neighborhood and provides an integrated vehicular and pedestrian network between the proposed development and the surrounding area.
3) The nature and extent of the common open space in the Planned Unit Development, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and function of the common open space in terms of the densities and dwelling types proposed in the plan.
Staff Finding – The proposed development exceeds the minimum open space requirement and provides a centrally located area that includes recreational amenities for residents within the development. The Preliminary Development Plan indicates the maintenance responsibility for open spaces shall be the responsibility of the property owner. This area could be enhanced with the provision of additional sidewalks between the townhomes to the common area.
4) Whether the plan does or does not make adequate provisions for public services, provide adequate control over vehicular traffic, and further the amenities of light and air, recreation and visual enjoyment.
Staff Finding – The proposed development includes a series of connected private drives and parking lots within the development. The southern portion of the development along the townhome units appears to be a private street type design. This area is also one of the two access points to the development. The southern leg of the development is characterized by numerous driveways that front along this “private drive”.
5) Whether the plan will or will not have a substantial adverse effect on adjacent property and the development or conservation of the neighborhood area.
Staff Finding –The immediately surrounding properties are undeveloped. The proposed development complies with the required building and periphery setbacks along the exterior property lines.
6) In what respects the plan is or is not in conformance with the development standards and criteria of this article.
a) The general development standards pertaining to all planned unit developments are found in Section 20-1006, "General Development Standards - Planned Unit Developments," of the Zoning Ordinance. Specific development standards for Planned Commercial Developments are listed in Section 20-1008, "Development Standards - Planned Commercial Developments".
b) Preliminary Development Plan requirements are listed in Section 20-1010, "The Preliminary Development Plan".
Staff Finding - The proposed Preliminary Development Plan provides the necessary documentation as required per Section 20-1006. The development plan does conform to the technical development standards and criteria of this article.
7) In what respects the plan is or is not in compliance with the requirements for application for tentative approval of the Planned Unit Development.
Section 20-1005, "Development Standards and Criteria," in the Zoning Ordinance states: (a) A plan that is consistent with (1) the "Statement of Objectives for Planned Unit Development," (2) the adopted Comprehensive Plan of the City, (3) the development standards set out herein, and (4) any specific rules and regulations for Planned Unit Developments adopted from time to time by the Planning Commission and City Commission and placed on public record in the office of the City Clerk shall be deemed to be qualified for tentative approval. No such rules and regulations shall be revised or added to so as to be applicable to a specific proposal for a Planned Unit Development after an application for tentative approval has been filed by the landowner or his or her agents.”
Staff Finding - As discussed above the plan complies with the intent set out in the statement of objectives. The plan also complies with the minimum technical requirements with regard to the drawing and notes.
8) The sufficiency of the terms and conditions proposed to protect the interest of the public and the residents of the Planned Unit Development in the case of a plan that proposes development over a period of years.
Staff Finding - The plan does not specify the development as a phased project. Staff recommends that a note be provided on the face of the development plan to state that all infrastructure improvements shall be completed prior to occupancy of the development.
9) Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.
Staff Finding – The City Stormwater Engineer has approved the proposed drainage study dated 12-12-03. The originally submitted Preliminary Development Plan included a detention area located in the northeast corner of the site on the south side of Exchange Court. The proposed Preliminary Development Plan was revised during the review process to relocate the proposed stormwater detention area to north lot north of Exchange Court. The review comments related to provision of a revised drawing are no longer applicable. Ultimately, the developer intends to convey all stormwater to the east. Additional public improvement plans will be necessary as this property develops. Staff noted in the review comments that a revised drainage plan must be provided to be consistent with the approved drainage study. This element will continue to be reviewed.
The proposed development is a 17.9 acre tract located on the south side of K-10 highway and on the west side of O’Connell Road. The development is a mixed residential development including townhomes and apartment buildings. The subject property is also included as a single lot in the Final Plat of Farmland Northwest and is the subject of a rezoning request that originated as a Residential-Office District including the two lots at the immediate intersection of K-10 and O’Connell Road. In discussions with staff the development intent was clarified and the office and residential elements were separated resulting in the O-1 (Office) District along K-10 and O’Connell Road and the residential portion (the subject property) south and west of the O-1 (Office) District.
Public improvements for O’Connell Road are required prior to occupancy. These scheduled to be bid in April 2004.
As noted above additional information regarding the intersection improvements will be addressed separately following a work session between city staff and KDOT.
The proposed development orients the larger apartment buildings abutting the office district and the highway along the north property line. Townhouse units are included along the west property line between the apartments and the individual lots to the west.
The proposed development provides two access points into the development. An entryway is provided at the north end from Eastside Court. A “secondary” access is provided from 25th Street.
Several review comments address the need to further review the layout and specific connections of the proposed sanitary sewer service both within the development and the overall connections to the system. This property will be served to the east and will not be developed until appropriate sanitary sewer connections can be made. This property is not intended to be served with the temporary pump station and into the system on the west side of O’Connell Road. Additional sanitary sewer lines are needed within the interior of the development to allow for individual connections from buildings.
It should be noted that the proposed development is not designed for sale/ownership of individual units. The design of the private sanitary service lines will not meet public standards if individual units are sold off.
· Solid Waste Removal:
The solid waste division did not comment on the proposed Preliminary Development Plan. Staff is concerns that an adequate number of conveniently located receptacles are provided. This element will continue to be revised as part of the Final Development Plan.
· Off-Street Parking:
The proposed development provides a minimum number of required parking for the proposed use and includes an extra wide drive along the townhouse units. Staff will continue to work with the applicant to identify additional areas within the proposed development to provide for overflow/guest parking to serve the townhouse portion of the development.
Recommendation: Planning Staff recommends approval of the Preliminary Development Plan for Farmland Northwest Addition PRD and forwarding it to the City Commission with a recommendation for approval subject to the following conditions:
Review Comments Received From Other Departments:
Public Works/Engineering:
1. Do not tie service lines to public manholes (included comment on 2/3/04 version)
2. Revise driveway notes to say “reinforced concrete apron” (Revised)
3. Proposed San. Sewer by others
a. This will have to be installed before extended to north for this development (Applicant notified)
b. Need public improvements plans for sanitary sewer and possibly an impact study on increased flows in this area. (Applicant notified)
4. Connect street thru to west from Eastside Court. (Not consistent with approved preliminary plat.)
5. Driveway/curb cut width is not acceptable from Eastside Court to development. (Revised)
6. San. Line will need to be extended for these two office lots for proper connection. (Applicant notified)
7. ROW line work is not shown correctly (Revised)
8. 10’ label located in O’Connell ROW is not fully referenced. (Revised)
9. K-10 intersection improvements are not shown
10. Public improvement plans required (Applicant notified)
11. What are drainage study impacts with development to the east? (Currently being assessed by applicant and staff)
12. Roundabout is not approved by city/is conceptual sketch of what they proposed to do. (Applicant notified, condition of approval)
13. Execute agreements not to protest benefit districts for street and intersection improvements. (Condition of approval).
14. Clarify note regarding sidewalk along 25th and if it will be in this development or with plat to the south. (Revised)
15. Do these grades match the final O’Connell Road plans? (Applicant notified of issues to address with public improvement plans for streets and intersections)
16. Need approved traffic study (deferred to the east side project) and sanitary sewer impact study in conjunction with Farmland Northeast Development 2/3/04 plan version
17. Any future division of property into individual lots/ownerships will require each single/ownership structure to have a private sanitary sewer service connection tied directly to public sanitary sewer main. No service lines will be allowed to connect with another 2/3/04 plan version. (Condition of approval)
18. Dedicate necessary easements to cover sanitary sewer main 2/3/04 plan version (Applicant notified)
19. Sidewalk to be installed along K-10 Highway 2/3/04 plan version (condition of approval)
Stormwater Engineering: Drainage study meets the specified requirements and is approved. The preliminary development plan dated 12-12-03 meets the specified requirements with the following conditions:
Note: Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for any land disturbance related to this project. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained.
1. Per the approved drainage study, show curb inlets on Eastside Court discharging to the proposed detention basin. Extend the enclosed system to Lot 2 to provide a connection point for the site.
2. The proposed grading results in drainage areas that are different than those assumed in the approved study. Revise the plan or study to match.
3. Per the approved drainage study, show the detention basin outlet pipe and label sizes and flowlines. Also label the elevation of the gas line at the proposed drainage crossing.
4. Connect the proposed storm sewer at Lot 14, Block 1 to the enclosed storm sewer crossing Lot 3. Provide continuous public drainage easements connecting to the northern detention basin.
5. The storm sewer at Lot 5, Block 1 was not accounted for in the site layout. Revise this system to follow the street RW to the southern detention basin.
6. Need new study for drainage easement shown off-site 2/3/04 plan version (Comments 1-5 applicable to previous plan design. Condition of approval)
Municipal Utilities: (Applicant notified of public improves necessary to serve this development)
1. Front footage for O’Connell Road water line must be paid before this addition can be served water.
2. The developer must also install a water line along K-10 as part of this project.
3. Easements for water lines inside this addition are required.
KDOT:
1. Improvements to K-10 highway will be needed for this development density. (To be addressed with development on east side of O’Connell Road)
2. Include notes to close existing entrance on K-10 on face of plan. (Condition of approval)
Traffic Engineering: Connect eastside Court with Cul-de-sac on Surrey Drive to provide better circulation and access to apartments and church off-site. (See plat discussion, this comment is not consistent with the approved preliminary plat design)
Neighborhood Resources: No comments provided
Parks/Forestry Department: Please add more screening along north side of parking lots. (Not applicable to 2/3/04 version)
1. Show any bike path plans along 25th Street 2/3/04 plan version (Not proposed in city Transportation Plan)
2. Provide protection measure if existing trees are be utilized in this project 2/3/04 plan version. (Applicant notified)
3. Additional buffers, such as berms and more landscape materials should be located here to screen and buffer buildings from K-10 Highway. Use similar example as berms on O’Connell Road 2/3/04 plan version. (Condition of approval)
4. If roundabout is built developer needs to be responsible for ongoing landscape maintenance 2/3/04 plan version. (Applicant notified)
5. Species section, choose additional species for the Goldenrain and Sugar Maples 2/3/04 plan version. (To be addressed with Final Development Plan)
Police Department: No Comments.
Fire Department:
1. Access to some buildings to not comply (Applicant notified, Plan revised to address buildings on the west side of the development)
2. Hydrants every 600’ (Applicant notified, will be included with public improvement plans)
3. Sprinkle 3 story buildings or building with limited access. (Applicant notified)
Sanitation Department: No comments provided
Westar: No comments provided
Aquila: No comments provided
Southern Star Central Gas: No comments provided
Southwestern Bell: No comments provided