PLANNING COMMISSION REPORT

Consent Agenda - Non-Public Hearing Item

 PC staff report

 07-24-06

ITEM NO. 2:                                FINAL PLAT FOR MERCATO ADDITON 1ST PLAT; NORTH OF HIGHWAY 40 & EAST OF HIGHWAY K-10 (MKM)

 

 

PF-06-15-06: 

  FINAL PLAT FOR MERCATO ADDITON 1ST PLAT; NORTH OF HIGHWAY 40 & EAST OF HIGHWAY K-10 (MKM)

                                   

Final Plat for Mercato Addition 1st Plat, North of Highway 40 & East of Highway K-10. This proposed residential lot contains approximately 49.995 acres. Submitted by Landplan Engineering, PA, for Kentucky Place, LC, property owner of record.

 

 

 

STAFF RECOMMENDATION: Staff recommends approval of the Final Plat of Mercato Addition 1st Plat and forwarding it to the City Commission with a recommendation for acceptance of easements and rights-of-way subject to the following conditions: 

 

1.       Provision of the following fees and recording documentation:

a.      Recording fees made payable to the Douglas County Register of Deeds;

b.      Revised Master Street Tree Plan with Patmore Ash replaced with Zolkova, Japanese. The name Acer Rubrum must include “Autumn Blaze’ or ‘Red Sunset’.

2.       Provision of the following revisions to the final plat:

a.      Note stating that the developer will remove the W. 6th Street/K-10 frontage road and access south of Overland Drive, when Overland Drive is constructed and links up with the K-10 frontage road.

b.      Note stating that the developer will improve the K-10 frontage road, north of Overland Drive to the north property line, when Overland Drive is constructed.

c.      Note that states that a ‘Use of Right-of-Way’ permit must be obtained from KDOT before any work may be done within the highway right of way. A condition of the permit will be that the developer takes financial and physical responsibility for closure of the frontage road.

d.      Note that states that sanitary sewer improvements will be provided per approval of the City Utility Department. Any easements, benefit districts, etc. will be decided at that time.

3.                  Public Improvement Plans for utilities, sidewalks, traffic calming devices along Graycliff Drive, improvements to K-10 frontage road and other improvements must be submitted to Public Works Department before final plat can be recorded.

4.                  The Final Plat can not be recorded until a special assessment benefit district or districts for the improvement of George Williams Way from West 6th Street to the north boundary line of the Final Plat, including intersection improvements at West 6th Street, has been successfully established.

5.                  Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations.

6.                  Submittal of a Temporary Utility Agreement.

 

 Reason for Request:

Construction of the single-family and duplex multi-family residential portions of the Mercato Development.

 

KEY POINTS

·        The final plat does not differ materially from the preliminary plat.

·        George Williams Way does not currently exist on the north side of W. 6th Street.

·        Creation of benefit districts for the street improvements and signalization of intersection will be accepted in lieu of off-site dedication of right-of-way for George Williams Way south of this property.

·        Sanitary sewer services will be provided per City Utility Department approval. Easements, Benefit Districts, pump stations, etc. will be determined at that time.

 

 

SUBDIVISION CITATIONS TO CONSIDER

·            There are no variances associated with this final plat.

 

 

ASSOCIATED CASES/OTHER ACTION REQUIRED

·         Annexation request [A-01-02-05] was approved by the City Commission on May 9, 2006.   Annexation ordinance was adopted by the City Commission June 13, 2006.

·         The City Commission approved the following rezoning requests, contingent upon the approval and recording of a final plat, on May 9, 2006 and approved the finding of facts on June 6, 2006:

o        Z-03-05-06 54.31 acres from A (Agricultural) to PCD-2 (Planned Commercial Development) District [PUD in the Land Development Code].

o        Z-03-06-06; 31.12 acres from A (Agricultural) to RO-1A (Residence-Office) District [RMO in the Land Development Code].

o        Z-01-10-05; 25.82 acres from A (Agricultural) to RS-2 (Single-family Residence) District [RS7 in the Land Development Code].

o        Z-01-11-05; 7.63 acres from A (Agricultural) to RM-D (Duplex Residence) District [RMD12 in the Land Development Code].

o        Z-01-12-05; 12.77 acres from, A (Agricultural) to RM-2 (Multiple-family Residence) District [RM24 in the Land Development Code].

·         Benefit Districts for improvements to George Williams Way and installation and synchronization of traffic control signals for the intersections along W. 6th Street from K-10 to Wakarusa Drive must be created before the final plat can be recorded.

·         Acceptance of easements by the City Commission.

·         Submittal of Public Improvement Plans.

·         Pinning of Lots in accordance with Section 21-302.2 of the Subdivision Regulations.

·         Recordation of the final plat at the Register of Deeds Office.

 

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

·         No comment received prior to the preparation of this staff report.

 

 

GENERAL INFORMATION

Current Zoning and Land Use:

A (Agricultural) District; Pending PCD (Planned Commercial Development) [converts to PUD in Land Development Code], RO-1A (Residence-Office) [converts to RMO in Land Development Code], RS-2 (Single-family Residence) [converts to RS7 in Land Development Code], RM-D (Duplex Residence) [converts to RM12D in Land Development Code] and RM-2 (Multiple-family Residence) [converts to RM24 in Land Development Code] Districts; One existing single-family house to be removed, agriculture use and undeveloped land.

 

Surrounding Zoning and Land Use:

North – A (Agricultural) District; Agriculture uses and undeveloped land.

 

West – A (Agricultural) District; Kansas Department of Transportation Frontage Road and K-10 Highway.

 

East – A (Agricultural) and Pending RS-2 (Single-Family Residential) [converts to RS7 in Land Development Code] and Pending RM-1 (Multiple-Family Residential) Districts [converts to RM12 in Land Development Code]; Proposed extension of George Williams Way Arterial, across conditionally approved Single-Family and  Multiple-Family portion of Oregon Trail Preliminary Plat and undeveloped 5.4 acre parcel along W. 6th Street.

 

South – W. 6th Street/U.S. Highway 40; Across W.6th Street, currently undeveloped, proposed PCD-2 Northgate Commercial Development (AKA Diamondhead) [converts to PUD in Land Development Code].

 

 

Site Summary

 

 

Gross Area:

Number of Lots:

49.995 acres

94 lots total;

18 in RM-D [RM12D] District

75 in RS-2 [RS7] District

1 in RM-2 [RM24] District

Rights-of-way:

60’ of right-of-way dedicated along Graycliff Drive, Tradewind Drive and Tradewind Court and 80’ of right-of-way dedicated along Overland Drive. 60’ of right-of-way for George Williams Way is being dedicated from the north property line to a point 244’ north of W. 6th Street right-of-way.  The creation of Benefit Districts is being accepted in lieu of dedication of right-of-way for George Williams Way and W. 6th Street intersection improvements.

 

 

 

 

STAFF REVIEW

The subject property is located on the north side of W. 6th Street to the west of the future extension of George Williams Way. The annexation request for the property has been approved and the ordinance has been adopted. The rezonings have been approved by the City Commission contingent upon the approval and recording of the final plat. This development represents the first phase of the Mercato Development. Lot 34 is zoned RM24 (Multi-dwelling Residential) [RM-2 in the previous Code] and will require a site plan when it is developed.

 

Streets and Access

Overland Drive will be extended to provide access to this development. There will be three local streets, Graycliff Drive, Tradewind Drive and Tradewind Court, constructed to provide interior circulation. KDOT has indicated that a ‘use of right-of-way’ permit must be obtained with this development before any work may be done within the highway right-of-way and that a condition of this permit will be that the developer will take financial and physical responsibility for closure of the frontage road.  Graycliff Drive will require traffic calming devices, which will be included with the public improvement plans. Individual lots may not take direct access to Overland Drive or George Williams Way and this access restriction is noted on the face of the plat.

 

Utilities and Infrastructure

Sanitary sewer services will be provided per City Utility Department’s approval. Any requirements, such as easements, pump stations, or benefit districts will be determined at that time.  The City Utility Department is requiring that water line plans be submitted for approval and signatures from the fire and utilities departments before building permits are issued.  Sidewalks are to be provided along Overland Drive, Graycliff Drive, Tradewind Drive and Tradewind Court with this phase of development. Existing sidewalk along W 6th Street will be extended during a later phase of the development when property along W. 6th Street is developed. Public improvement plans for utilities, sidewalks, traffic calming devices along Graycliff Drive and other improvements must be submitted to the Public Works Department before the plat can be recorded. A sketch confirming that adequate right-of-way exists for the construction of a complete roundabout with two lanes at the intersection of George Williams Way and Overland Drive must be submitted and approved by the Public Works Department.

 

Master Street Trees

The Master Street Tree Plan was approved by the City Landscape Supervisor with a few changes to the species list. 

 

Easements

All necessary easements are shown on the plat.

 

Summary

 

The Final Plat for Mercato Addition, 1st Plat is in general compliance with Zoning Ordinance and Subdivision Regulation requirements. The specific details regarding the provision of sanitary sewer service has not been determined prior to this plat, rather a condition has been added that service will be provided per City Utility Department approval. Decisions on the provision of services, benefit districts and easements will be determined at that time. In addition, the right-of-way for the George Williams Way/W. 6th Street intersection will be provided later, with the creation of Benefit Districts for the improvements to George Williams Way and the signalization of the intersection being accepted at this time in lieu of the dedicated right-of-way at the intersection.   The multi-family portion of this development will be located on Lot 34, with a zoning of RM24 [previously RM-2] and will require a site plan.