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Lawrence Douglas County Metropolitan Planning Office |
Memo
To: Lawrence Douglas County Metropolitan Planning Commission
From: Planning Staff
Date: December 2, 2005
Re: Fairfield Farms East Addition Preliminary Plat and Rezoning Summary
The subject property includes approximately 119 acres proposed for development including a range of residential and non-residential zoning districts.
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Staff reports evaluate the land uses proposed for this project. Staff concludes that the arrangement of land uses proposed is appropriate and is generally consistent with the recommendations of Horizon 2020 and both versions of the Southeast Area Plan drafts. However, since the area plan has not yet been adopted staff concludes that rezoning at this time is still premature. |
Annexation of property for development:
A key issue in the consideration of the development applications related to Fairfield Farms is to address the annexation question and its relationship to timing of development for this initial acreage within the Southeast Area.
The property was considered for annexation in 2004. The City Commission voted 4-1 to approve the rezoing of 119.9 acres know as Farmland Northeast on April 13, 2004 subject to the two following conditions:
1. Provision of a revised legal description to include the adjacent public rights-of-way of E. 23rd Street/K-10 Highway and O’Connell Road/E 1600 Road; and
2. Adoption of an Area Plan that includes the subject property prior to publication of the Annexation ordinance.
City Staff worked with the Planning Commission Comprehensive Plans subcommittee (CPC) to prepare an area plan known as The Southeast Area Plan. The original consideration of the area included two alternative versions. One version included residential uses to the far east area of the study boundary the other included a more limited residential approach. The original boundary, of the southeast area plan included E. 23/K-10 Highway on the north, the Wakarusa River on the south, O’Connell Road/E 1600 Road on the west and Noria Road/E 1750 Road on the eastern boundary. The study area can be divided into thirds using Franklin Road and Kitsmiller Road as prime north-south designations. The area to the west of Franklin Road was not altered substantially in the two land use plan options. The area to the east of Franklin Road posed multiple questions about appropriateness for various land uses.
The mix of land uses proposed in the Fairfield Farms East project has not deviated throughout the application process or through the conceptualized area planning exercises for the South East Area.
The Area Plan was forwarded to the City and County Commissions in February 2005. Neither Commission recommended approval of the area plan and the Planning Commission was directed to reconsider a new plan for an expanded Southeast Area. The conditions of the annexation are not fulfilled at this time.
Extension of Utilities:
Generally public and private utility infrastructure can be extended to serve this area. The details of utility extension are addressed in the public improvement plans and will include both private and benefit district financing. A specific concern for this area has been the construction of sanitary sewer main lines consistent with the city’s master plan. The City Utility Department review included an area larger than the subject property for consideration known as Fairfield Farms. The development of the Sanitary Sewer Study required the applicant to make specific land use assumptions for a total area to project the amount of affluent that would be generated within the boundary of the “study”. The following comments summarize some of the results of the Utility Department’s review of the Fairfield Farms East Addition Sanitary Sewer Study completed by Peridian Group and dated 10/28/05. Several comments are technically specific to actual plan requirements and will be further addressed as part of the subdivision plat review and public improvement plans.
- The Fairfield Farms East Addition Sanitary Sewer Study dated 10/28/05 covers a total of 885 acres and is based on gross land use assumptions outside the area controlled by the developer. It should be noted that the purpose of this review is not to comment on the proposed land uses, but to focus on the proposed sanitary sewer facilities to accommodate the land uses as presented in the study. The sanitary sewer flows calculated for the indicated land use are based on the design parameters presented in the 2003 Wastewater Master Plan. While the land use, and resulting populations, presented in the study do not comply with those used in the 2003 Wastewater Master Plan, the sanitary sewer facilities proposed to accommodate these flows are consistent with the previous Southeast Area Sanitary Sewer Plan submitted by Peridian and Black & Veatch. These two plans recognize their differences from the 2003 Wastewater Master Plan recommendations and provide reasonable approaches to accommodating those differences.
- The proposal requires acquisition of property and easements outside of the developer’s control.
- The developer and their engineer need to provide plans for the extension of electrical service, water service and acceptable road access to the proposed EL2PS1 pump station site.
Summary of Proposed land uses:
Staff reports evaluate the land uses proposed for this project. The purpose of the following summary is to provide a single source of information that is applicable to the entire development by land use category for comparison. The following summary provides an outline of the related development requests. Areas less than one acre are shown as total square feet. Otherwise area is shown in total acres (AC).
|
Zoning |
RS-2 |
RM-D |
RM-2 |
M-1 |
C-5 |
TOTAL |
|
Title
|
Single-Family Residence |
Duplex Residential |
Multiple-Family Residence |
Research Industrial |
Limited Commercial |
|
|
Case |
Z-06-40-05 |
Z-06-38-05 |
Z-06-39-05 |
Z-06-41-05 |
Z-06-42-05 |
|
|
Area |
37.580 |
35.835 |
12.329 |
17.889 |
28.833 |
119.896 |
|
Total Lots |
151 |
87 |
1 |
1 |
5 |
245 |
|
Tracts |
0 |
2[1] 2.8 .05 |
0 |
1 4.06 |
0 |
3 6.91 |
|
ROW |
13.68 |
11.94 |
1.80 |
6.259 |
8.50 |
24.813 |
|
Net Area |
23.90 |
21.05 |
10.52 |
7.57 |
20.33 |
80.383 |
|
Min. Lot Size |
7,200 |
9,000 |
10.52 |
7.58 |
1.29 |
-- |
|
Max. Lot Size |
15,093 |
16,988 |
NA |
NA |
14.80 |
-- |
|
Avg. Lot Size |
8,091 |
10,564 |
NA |
NA |
1.3[2] |
-- |
|
Density/Acre |
6.3 units |
8.2 units |
21 units/acre allowed |
Residential use not allowed |
43.5 units/acre allowed |
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