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PLANNING COMMISSION REPORT Consent Agenda - Non-Public Hearing Item |
PC Staff Report
12/12/05
ITEM NO. 2: FINAL PLAT FOR DOOLITTLE SUBDIVISION; NORTH OF OVERLAND DRIVE, SOUTH OF TRAIL ROAD BETWEEN ELDRIDGE STREET & MONTEREY WAY (LAP)
PF-10-39-05: Final Plat for Doolittle Subdivision. This proposed 41-lot single-family residential subdivision contains approximately 10.3 acres. The property is generally described as being located north of Overland Drive, south of Trail Road, between Eldridge Street and Monterey Way. Submitted by BG Consultants, Inc., for Fairway L.C., contract purchaser, and Gary R. Grob, property owner of record.
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STAFF RECOMMENDATION: Staff recommends approval of the Final Plat for Doolittle Subdivision and forwarding it to the City Commission for acceptance of easements and rights-of-way, subject to the following conditions:
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Applicant’s Reason for Request: |
To develop 41 lots with single-family homes. |
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KEY POINTS · The application is in conformance with the Future Land Use Map and Horizon 2020 goals and policies related to infill development. · The subdivision will not include vehicular access to Monterey Way. Rather, a 5-foot sidewalk will be installed along the northern side of Tract B to create a pedestrian connection between the sidewalks within the subdivision and the sidewalk along Monterey Way. · The site will include vehicular access to Eldridge Street via Seele Way. · Two drainage easements, which will be maintained by the Homeowner’s Association, are included within the subdivision – Tract A (13,203 square feet) and Tract B (23,652 square feet). · The final plat conforms to the requirements of the approved preliminary plat.
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ASSOCIATED CASES/OTHER ACTION REQUIRED · PP-07-17-05: Preliminary Plat for Doolittle Subdivision. [The Planning Commission unanimously approved this application on 9/28/05.] · Z-07-46-05: A to RS-2; 10.281 Acres; 515 Monterey Way. [The Planning Commission unanimously approved this application on 9/28/05, and the City Commission unanimously approved the application on 11/2/05.] · Acceptance of rights-of-way and easements by the City Commission. · Recordation of the final plat at the Register of Deeds Office. |
GENERAL INFORMATION
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Current Zoning and Land Use: |
A (Agricultural) District; unoccupied farmstead. [RS-2 zoning pending publication.] |
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Surrounding Zoning and Land Use: |
RS-2 (Single-family Residential) District to the north and west; single-family homes.
RS-2 (Single-family Residential) District to the east; single-family homes and Lawrence Bible Fellowship Church.
PCD-1 (Planned Commercial) District to the south; multi-family and commercial uses. |
Site Summary
Number of Lots: 41 lots
Minimum Lot Area: 7,010 square feet (0.161 acres) – Lot 28
Maximum Lot Area: 12,673 square feet (0.291 acres) – Lot 19
Average Lot Area: 7,576 square feet (0.174 acres)
Gross Area: 10.281 acres
Right-Of-Way: 2.304 acres
Tracts A and B: 0.846 acres
Net Lot Area: 7.131 acres
STAFF REVIEW
The request is for final plat approval of Doolittle Subdivision, which is a proposed 41-lot subdivision for single-family homes. The site is located north of Overland Drive and south of Trail Road, between Eldridge Street and Monterey Way.
The preliminary plat for Doolittle Subdivision was unanimously approved by the Lawrence-Douglas County Metropolitan Planning Commission on September 28, 2005.
Rights-of-Way
Sixty feet of rights-of-way will be dedicated for Seele Drive, Doolittle Drive, Doolittle Way, and Seele Way (extended). All internal subdivision streets are local streets.
As Monterey Way is a collector street, an additional 40 feet of right-of-way is being dedicated with the final plat.
Sidewalks
Sidewalks will be provided along one side of each internal, local street. With the development of the subdivision, sidewalks will also be constructed within the noted pedestrian easements. The pedestrian easements have been placed such that the internal sidewalks will connect with sidewalks along Monterey Way. A note should be included on the plat, stating all sidewalks within the pedestrian easements and along one side of each internal road will be constructed with the project.
Access
The existing Seele Way is a stub street at the proposed subdivision’s western edge, and will provide sole access to the new 41-lot subdivision. The site’s existing driveway, leading from Monterey Way into the developed portion of the site, will become a 33-foot wide drainage easement and seven-foot wide pedestrian easement along its northern edge. While the development will not include a vehicular connection to Monterey Way, sidewalks will be provided, leading from the subdivision to sidewalks along Monterey Way.
Infrastructure
Municipal water lines exist within the rights-of-way along Eldridge Street, Seele Way, and Monterey Way. Storm sewer pipes are located within the right-of-way of Monterey Way.
The proposed subdivision straddles the ridge which divides the Kansas River-2 (KR2) and Wakarusa River-3 (WR3) sanitary sewer subbasins. Per discussions between the applicant and the city’s Utilities Department, the development’s sanitary sewer flows will be directed via gravity to the WR3 basin. While the 2003 Wastewater Master Plan generally discourages flows from being transported across basins (especially with the use of pump stations), Utilities staff recommends approval of the proposal for the following reasons: Wade and Associates has confirmed the addition of Doolittle Subdivision would not expand the timing, size or scope of the recommended improvements in the WR3 basin, and the development sits in both the KR2 and WR3 basins. Detailed plans and specifications for the sanitary sewer system extension within the development and its connection to the existing city infrastructure have been submitted to the Utilities Department for their review.
Easements
In order to serve additional utilities, 15-foot utility easements will be dedicated with the final plat along the perimeter of the subdivision. To accommodate a sidewalk, the 15-foot utility easement will be combined with a pedestrian easement at the southeast corner of the subdivision. A 7-foot pedestrian easement, which will include a 5-foot sidewalk, will continue along the northern edge of Tract B until it meets Monterey Way. Fifteen-foot utility easements will also be located between Lots 1 and 2 of Block One and along the rear yards of Lots 1 through 12 of Block Two. Ten-foot utility easements will be located between Lots 15 and 16 of Block One and in the front yards of each Block One lot. Existing utility easements surround the perimeter of Doolittle Subdivision off-site. While the final plat shows a 15-foot combined utility and drainage easement that runs north-south through Tract B, the plat will need to be revised to show only a utility easement, as utility and drainage easements should not be combined per city code. The final plat will also need to include the Book and Page number of the off-site utility easement.
Several new drainage easements will be dedicated at the final plat stage. Tracts A and B are designated for stormwater detention, and will be maintained by a homeowner’s association. Tract A includes 13,203 square feet, while Tract B includes 23,652 square feet. Additionally, a combined 15-foot drainage and pedestrian easement will be located between Lots 18 and 19. This combined easement will become solely a drainage easement as it heads south.
Summary
The plat meets the minimum lot size (7,000 square feet), width (60 feet), depth (100 feet), and setback requirements for the RS-2 zoning district. Once the conditions of approval have been met, the final plat will conform with the Zoning Ordinance and Subdivision Regulations.