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PLANNING COMMISSION REPORT Regular Agenda – Public Hearing Item |
PC Staff Report
12/12/05
ITEM NO. 6: REVISED PRELIMINARY DEVELOPMENT PLAN FOR PETERSON ACRES; 2930 PETERSON ROAD (LAP)
PDP-07-07-05: Revised Preliminary Development Plan for Peterson Acres. This proposed residential subdivision contains approximately 4.6 acres. The property is generally described as being located at 2930 Peterson Road. The revision proposes addition of eight dwelling units. Submitted by Abeln & Associates Architects for the City of Lawrence, property owners of record. This item was deferred by the applicant from the August Planning Commission meeting.
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STAFF RECOMMENDATION: Planning Staff recommends approval of the Revised Preliminary Development Plan for Peterson Acres and forwarding the application to the City Commission with a recommendation for approval, subject to the following conditions: 1. Revision of the preliminary development plan to include the following: a. Change of plan note “site plan” to “preliminary development plan”. b. Addition of a landscape schedule, which includes the location, size, type and quantity of all proposed landscape materials, along with common and botanical names of all species (per Section 20-14A04.2 of the Zoning Regulations). c. Change of plan note “Zoned: PRD - planned residential developments” to “Zoned: PRD-2 - planned residential development”. d. Addition of a note stating, “The proposed new water and sanitary sewer easements will be filed by separate instrument and the book and page numbers will be shown on the final development plan.” e. Addition of a note stating the use restrictions approved with the 1995 Peterson Acres development plan. f. Revision of the parking tabulations to specifically state the number of new parking spaces added with the project. g. Revision of the parking tabulations to specifically identify the number of existing and new accessible spaces. h. Verification of the number of new spaces being added to the site. Staff counts 19 new spaces, while the “Landscape Calculations” notes 21 new spaces. If 19 new spaces are being added, the “Landscape Calculations” should be revised to reflect this count. |
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Applicant’s Reason for Request: |
To add four duplexes to the Peterson Acres complex.
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KEY POINTS · The 1995 zoning was approved with the restriction of use to single-family and duplex residential uses and a maximum density of not more than 17 duplex structures and 34 dwelling units. · 12 duplexes and one single-family residence were constructed with the approval of the 1995 plan. The subject proposal would result in a total of 16 duplex structures and one single-family residence, with a total of 33 units.
· A revised preliminary development plan is necessary to show the arrangement of new structures on the lot and the extension of public infrastructure. |
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FACTORS TO CONSIDER
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ASSOCIATED CASES/OTHER ACTION REQUIRED
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING
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GENERAL INFORMATION Current Zoning and Land Use: PRD-2 (Planned Residential) District; Peterson Acres. |
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Surrounding Zoning and Land Use: RS-2 (Single-family Residential) District in each direction; single-family homes. |
Site Summary
Number of Lots: 1 Lot
Lot Area: 4.64 acres (201,996 s.f.)
Pervious Area: 2.88 acres (125,430 s.f.)
Impervious Area: 1.76 acres (76,566 s.f.)
Required Open Space: .93 acre (40,400 s.f.)
Provided Open Space: 1.1 acres (51,474 s.f.)
Number of Existing Duplexes: 12 duplexes + 1 single-family residence
Number of New Duplexes: 4 duplexes
Total Site Units: 33 units
Net Density: 7.11 dwelling units/acre
STAFF ANALYSIS
The project area is north of Peterson Road and east of Arrowhead Drive. The project proposes the addition of four duplex structures to an existing development of 13 residential structures (12 duplexes and one single-family residence). The Peterson Acres facility provides housing for senior and disabled citizens.
The proposed preliminary development plan for Peterson Acres 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.
The property has included 12 duplexes and one single-family home since 1995. The addition of four duplex structures will not modify the property’s base zoning of PRD-2 District. Restricted land uses of single-family homes and duplexes will be identified on the face of the development plan.
Staff Finding – The proposed development is an example of infill development, as the subject parcel includes existing residential development. Horizon 2020 is supportive of such infill development when it is compatible with its surroundings. The plan states on page 5-1, “The character and appearance of existing residential neighborhoods should be protected and enhanced. Infill development, rehabilitation or reconstruction should reflect architectural qualities and styles of existing neighborhoods.”
Horizon 2020 does not specifically address the subject parcel or adjacent neighborhoods through an area or neighborhood plan. The Future Land Use Map does, however, anticipate that this area will include low-density residential development. According to Horizon 2020, low-density development is defined as 6 or fewer dwelling units per acre. As the proposed development plan includes a density of 7.11 dwelling units per acre, it is considered to be a medium-density residential development. It is important to note that the subject area was rezoned from the A District to the PRD-2 District in 1995, prior to the 1998 adoption of the Future Land Use map. The PRD-2 District allows 15 dwelling units per acre, however the original approval limited development to 34 units (7.39 dwelling units/acre).
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 1002 of the Zoning Ordinance.]
Staff Finding – The proposed development complies with the four stated objectives for planned unit developments. Specifically, existing site utilities can easily be extended to the proposed duplexes and the site maintains adequate vehicular and pedestrian circulation patterns. Additionally, the addition of duplex units to an existing developed site results in an efficient and economical use of property.
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 subject application includes more than the required 20% open space for the development (25.5%). While the site will include impervious areas within the 35-foot periphery setback surrounding the development, the plan identifies three specific areas as designated common open space. The Lawrence Housing Authority oversees maintenance of the site’s open space.
It is important to note that while the existing walking path at the northern portion of the site will be removed with the project, staff has not received public comment from the site’s existing residents. The site includes an internal sidewalk network, which will be extended throughout the new portion of the development. Residents of the new duplexes will be able to walk from their doorways to Peterson Road via paved sidewalks.
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 new structures will be served by extensions of existing public facilities. New 25-foot water and sanitary sewer easements will be dedicated via separate instrument and will be shown with book and page number on the final development plan. The circular drive to be constructed with the new development will provide adequate vehicular circulation, and extended sidewalks will provide adequate pedestrian circulation. Sidewalks exist throughout the site and connect with the sidewalk along Peterson Road.
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 subject area has included 13 residential structures since the mid-‘90s. The addition of 4 duplexes should not adversely affect adjacent properties, as RS-2 zoned parcels surround the subject area in each direction. The development plan revision is considered infill development.
6) In what respects the plan is or is not in conformance with the development standards and criteria of this article. [The general standards are found in Section 20-1006 of the Zoning Ordinance and Preliminary Development Plan requirements are listed in Section 20-1010.]
Staff Finding - The proposed development plan complies with the applicable requirements of the Zoning Ordinance.
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. [This finding refers to Section 20-1005 of the Zoning Ordinance.]
Staff Finding - The proposed plan complies with the requirements of a planned unit development. Specifically as it relates to Horizon 2020, the plan conforms with the land use recommendations for infill development. The proposed plan includes the required amount of open space, and provides adequate public facilities and efficiency of design.
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 – No phasing is associated with the proposed development.
9) Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.
Staff Finding – The proposed development has been approved by the City’s Stormwater Engineer. Additional stormwater mains will be constructed to carry stormwater from the new development to the drainage area along the west side of the site.
The 1995 Peterson Acres development plan was approved for a maximum of 17 duplexes and 34 units, while the plan layout included 12 duplexes and one single-family home. The proposed addition of four new duplexes will result in a total development including 16 duplexes and one single-family home, with a total of 33 units. The revised development plan is necessary to reflect the layout of the new duplexes and the associated infrastructure.
The 1995 Peterson Acres development plan was approved with the restriction of use to single-family and duplex residential uses and a maximum density of not more than 17 duplex structures and 34 dwelling units. A note reflecting these use restrictions should be placed on the revised preliminary and final development plans. The proposed duplexes are within the use restrictions of the original plan.
No new rights-of-way are being dedicated for Peterson Road, as the existing 50 feet on its northern side is sufficient to accomplish the 100 feet of r-o-w minimum for principal arterials within the city limits.
Access/Parking
The development includes one access point to Peterson Road, a principal arterial. A private drive and sidewalks extend throughout the site, with parking located in front of the residences. The drive and sidewalks will be extended to serve the new duplexes. Nineteen new parking spaces, including two accessible spaces, will be added with the new portion of the development. As a condition of plan approval, the parking calculations should be revised to include the number of new spaces being added to the parking total, as well as the numbers of existing and new accessible spaces.
Landscaping
The plan includes the provision of 12 new trees with the project. However, per Section
20-14A04.2 of the Zoning Regulations, a landscape schedule should be added to the plan, including the location, size, type and quantity of all proposed landscape materials, along with common and botanical names of all species (per Section 20-14A04.2 of the Zoning Regulations). Additionally, the “Landscape Calculations” notes that 21 new spaces are being added to the site. This number should be verified when the number of new spaces is added to the plan in the “Tabulations” section, as staff counts 19 new spaces.