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PLANNING COMMISSION REPORT SUMMARY Regular Agenda -Public Hearing Item
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ITEM NO. 10: REVISED PRELIMINARY DEVELOPMENT PLAN FOR ABERDEEN ON 6TH STREET; SOUTHEAST CORNER OF W. 6TH STREET & STONERIDGE DRIVE (SLD)
SUMMARY
PDP-01-02-06: Revised Preliminary Development Plan for Aberdeen on 6th Street. This proposed multi-family planned residential development contains 104 proposed apartment units and four duplex units on approximately 9.59 acres. The property is generally described as being located at the southeast corner of W. 6th Street and Stoneridge Drive. Submitted by Landplan Engineering for MS Construction Co., Inc., property owners for record. (Deferred from May and June PC meetings).
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This item was deferred to allow for the applicant to work with KDOT to address proposed improvements within the permanent easement along the north side of the property.
Attachments for this Report:
- March Planning Commission Minutes
- Comments/Issues Summary
- Secondary Access discussion
- Plans and Maps
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STAFF RECOMMENDATION: Planning staff recommends approval of the revised Preliminary Development Plan for Aberdeen on Sixth based upon the findings of fact presented in the body of the Staff Report and forwarding it to the City Commission with a recommendation for approval subject to the following conditions:
1. Provision of a revised Preliminary Development Plan to show a restricted gate along Winthrop Court per City Fire and Public Works staff approval. 2. Provision of a note that states access gate shall be for emergency purposes only. General vehicular access immediately to Stonecreek Drive from the development shall be prohibited. 3. Execution of an agreement not to protest the formation of a benefit district for intersection and geometric improvements to W. 6th Street and Stoneridge Drive. 4. Provision of a note that states: “Provision of public improvement plans including all grading required in the KDOT easement shall be provided for and approved by KDOT prior to the submission of a Final Development Plan for any improvements within the W. 6th Street permanent easement.” 5. Provision of a note that states “A highway permit and encroachment agreement shall be executed with KDOT as part of the Final Development Plan.” 6. Provision of a revised Preliminary Development Plan that includes additional screening along the south side of the development west of the drainage easement per staff approval; 7. Provision of a revised Preliminary Development Plan that shows installation of larger size (10 gallon minimum sizes) planting along the south side of the development for lots that abut Stonecreek Drive per staff approval. |
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Applicant’s Reason for Request: |
Multi-Family Residential development |
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KEY POINT · Property initiated for Planned Residential Development by Planning Commission. · Property abuts an arterial and collector street on the north and west and a local street on the south. · Development abuts platted single-family residential lots on the south side.
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FACTORS TO CONSIDER · Conformance with transition requirements of development. · Additional development actions are required: recording of final plat, publication of zoning ordinances, submission and approval of a Final Development Plan and provision of public improvement plans.
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ASSOCIATED CASES/OTHER ACTION REQUIRED 1. Recording of PF-08-28-05; Stoneridge East. Approved by the City Commission 11/8/05 · Consideration of Final Plat by City Commission to reconsider vacation of right-of-way for Winthrop Court. 2. Publication of Z-03-19-05: A to RS-2; 4.9 acres. Pending recording of Final Plat. [Original submittal came as RM-D but revised by applicant following neighborhood meetings to single-family (RS-2).] 3. Publication of Z-03-20-05 A to RM-1; 7.4 acres – Lesser changed to PRD-2 with restrictions 4. Publication of Z-03-21-05 A to RM-2; 4.2 acres – Lesser changed to PRD-2 (Planned Residential District) recommended by Planning staff, approved by Planning Commission with restrictions 5. PP-01-02-05; Foxchase at 6th & Stoneridge. Approved by the Planning Commission 6/22/05 6. Z-01-01-05; A to RS-2 (replaced by Z-03-20-05) 7. Z-01-02-05; A to RO-1A (replaced by Z-03-21-05) 8. Z-01-03-05; A to RM-1 (replaced by Z-03-19-05 and Z-03-20-05)
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PUBLIC COMMENT |
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RECEIVED PRIOR TO MAY PC Meeting · Gwen Klingenberg · Cory Lange · Mark O’ Lear · Veronica Howard · Eve Loos
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COMMENTS ON PLAN SINCE REVISED SUBMISSION · Cory Lange · Tim Van Leer · Gwen Klingenberg · Mark O’Lear |
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GENERAL INFORMATION |
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Current Zoning and Land Use: |
RS7 [formerly RS-2] (Single-Family Residence) District (Planned Residential District) with restrictions (pending publication); unimproved land.
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Surrounding Zoning and Land Use: |
A (Agricultural) District to the north and west; undeveloped [Collister property to the west includes single-family residence].
RS7 [Formerly RS-2] (Single-Family Residence) District to the south (Pending publication upon recording of the Final Plat known as Stoneridge North.)
RS7 [Formerly RS-2] (Single-Family Residence) District (Single-Family Residence) District to the south and east; developed single-family homes [Fox Chase additions].
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Site Summary |
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Number of Lots: |
1 |
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Gross Area: |
9.59 acres |
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Rights-of-way: |
0 |
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Drainage Easements: |
.48 acres |
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Net Area |
9.11 acres |
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Number of Buildings |
15 residential apartment and duplex buildings [1 and 2 bedroom units] 5 and 6 car garage units with storage closets Clubhouse without apartment units |
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Number dwelling units |
108 units (Maximum allowed 109) |
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Density |
11.86 units per acre (Maximum allowed 12) |
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Open Space Required |
1.91 acres |
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Open Space Provided |
5.07 acres |
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Parking Required |
178 spaces |
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Parking Provided |
256 spaces |
The subject property is located on the south side of W. 6th Street (an arterial street) and the east side of Stoneridge Drive (a collector street). A portion of the subject property also abuts Stonecreek Drive (a local residential street). The property was included in the Preliminary Plat of Foxchase at 6th & Stoneridge and included an area to the south zoned and platted for single-family detached housing. A Final Plat has been approved and will be required to be recorded prior to publication of the related zoning ordinances and the Final Development Plan. The Final Plat must also be reconsidered by the City Commission with regard to the vacation of right-of-way for Winthrop Court.
Update July 2006 – The proposed development has added 5 gallon shrubs along the southwest end of the development for screening and has removed the retaining walls from within the KDOT easement along the north side of the development. Previous review comments and recommendations stated that vehicular access to Stonecreek Drive should be access-controlled for emergency purposes only. The applicant has indicated a desire to retain the open connection to Stonecreek Drive. The Plan shows the change in right-of-way for Winthrop Court which will require the Final Plat to be reconsidered by the City Commission. This Preliminary Development Plan will be accompanied by the Final Plat when considered by the City Commission to address the proposed vacation of right-of-way for Winthrop Court.
Update May 2006 - The proposed request includes an additional building type – two duplex units located along Stonecreek Drive. This change in building type reduced the number of units and complies with the maximum density allowed for the district as restricted by the City Commission per the zoning consideration. The buildings show “front door” access to the south side providing a “face” to Stonecreek Drive which is a local street.
Development History:
Reviews of the subject property have previously considered the east and west half of the property as separate parcels generally divided by the drainage easement that bisects the site. The east side of the subject property for the current consideration was at one time preliminarily platted with a cul-de-sac and several single-family lots from Winthrop Court and abutted W. 6th Street (Fox Chase #6). The single-family cul-de-sac of Winthrop Court concept predated the current ownership [which combines the east and west sides into a single parcel] and proposed development plan.
Development requests initiated by the current applicant in January of 2005 included residential-office and multi-family zoning near the intersection of W. 6th Street and Stoneridge Drive and multi-family to the east and duplex to the south of the intersection. Staff did not support the residential- office zoning request as part of the development application because of the translation of uses with the publication of the new code that would have added commercial uses not previously permitted in that district.
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March 2005: The January rezoning requests were deferred by the applicant and new zoning requests were submitted for single-family for the southernmost portion of the property and multi-family development for the area along W. 6th Street [RM-1 (Lot 1) and RM-2 (Lot 2)].
July 2005: Approval of the RS-2 (Single-Family Residence) District zoning for the southern part of the property included discussion by both the Planning Commission and the City Commission concerning transition within the development, density, and stormwater run-off.
August 2005: The Planning Commission discussion of the rezoning suggested the western portion of the subject property as appropriate for higher density (15 dwelling units per acre) and the eastern portion lower density. The City Commission’s consideration of the rezoning application further refined the density restrictions to cap the development at not more than 12 dwelling units per acre for the entire development.
November 2005: The currently approved Final Plat (Stoneridge East) combined the two lots shown in the Preliminary Plat as a single parcel following the rezoning to a Planned Unit Development for both lots.
March 2006: A Preliminary Development Plan was submitted for Planning Commission consideration at the March meeting where density, transition and stormwater run-off were significant considerations. It was clarified that the proposed development included a detention pond and sufficient easement to control stormwater in the area has been provided. The applicant agreed to reconsider the development and revise the project to eliminate the multi-plex along Stonecreek Drive and to reduce the density. A revised Preliminary Development Plan has been submitted for review.
STAFF ANALYSIS
The property is generally located on the southeast corner of W. 6th Street and Stoneridge Drive. The proposed Preliminary Development Plan for multi-family development 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 Comprehensive Plan, Horizon 2020 recommends infill development over annexation of new residential areas. The Plan also recommends a mixture of housing types, styles and economic levels for new development in a compatible density arrangement. The proposed request is intended to represent a medium density development consistent with the definition of medium density found in Horizon 2020 between 7 to 15 dwelling units per acre (Page 5-3). The proposed Preliminary Development Plan notes density at 11.86 dwelling units per acre. The proposed development is consistent with the density limitations established for the PRD and with conventional density analysis for a PRD.
Horizon 2020 expands the definition of medium-density residential development and states: “medium density residential areas are intended to promote a mix of housing types within planned development areas.” Development is intended to include a mix of single-family detached and attached homes, cluster homes, townhomes, and similar housing types. Development is recommended to avoid concentrations of same housing type. Horizon 2020 also states that medium-density residential development “should be designed to help avoid major and abrupt changes in density or use” (Page 5-4).
Horizon 2020 identifies the specific elements to be considered in development proposals and compatibility to include: use, building type, density, intensity of use, architectural style, scale, access, relationship to the neighborhood, and amount and treatment of screening and open space, with respect to location criteria. The land use zoning was approved for medium-density residential development as a Planned Residential Development and limited the density to a maximum of 12 dwelling units per acre and maximum building height of two stories (Residential Goal 1, Policy 1.1(a)).
Careful attention to transition areas is recommended by Horizon 2020. The development plan has been revised to provide duplex units along Stonecreek Drive, as discussed at the March Planning Commission meeting, to provide a buffer between the existing single-family homes and the proposed apartment development. The proposed Preliminary Development Plan has not revised the building type along the southwest side of the development that abuts the undeveloped single-family lots. There were no specific statements made by the Planning Commission in March regarding this specific element. The Planning Commission did suggest the use of landscaping to mitigate buffering concerns. The plan has not been changed with regard to the orientation of buildings, landscaping or separation of use to the existing corner lot on the northeast corner of Stonecreek Drive and Winthrop.
The proposed plan was revised to address and provide incorporation of certain design elements such as the drainageway and interior pedestrian connections. These are important elements of the project and the effort made to incorporate these design elements should be recognized.
Staff Finding – The proposed development is a medium density development. The revised development plan addresses the compatibility of development between the existing single-family homes and the proposed development by the use of buffering techniques that include changing the building type along Stonecreek Drive to duplexes with front doors to the street. Landscaping is provided along the south side of the development west of the drainage easement.
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]
(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 approval of the zoning district limits the development to a maximum of two stories. The proposed development plan has been revised to provide a more compatible face to Stonecreek Drive across from the existing single-family homes by use of duplex units that have front doors to the local residential street.
(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;
Extensions of water and sanitary sewer service were found to be available to the property as part of the subdivision review. The subject property is considered to be infill development; the surrounding areas are generally developed.
(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 revised development plan includes placement and use of duplex units in the southeast portion of the site to address land use transition concerns. Additionally, the clubhouse building has been revised to eliminate the second story residential units and access to the pool area has been revised to eliminate the sidewalks and entry on the west side of the pool. The development plan provides substantial open space around the site and within the development. The drainage and detention features are elements used to enhance separation of uses. Interior circulation and off-street parking are also accommodated within the development.
Additional landscape along the south side may be considered as part of the Final Development Plan to augment buffering of land uses between the proposed development and the abutting single-family lots. Primary access to the site is provided via the driveway access from Stoneridge Drive (a collector street). A secondary access is provided via the stub street of Winthrop Court to Stonecreek Drive (both are local streets). Staff has studied the ability to gate this access making it an emergency access only.
(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.
The subject property is divided into an east and west half by a drainage channel, contained within a 40’ wide drainage easement, and includes both vehicle and pedestrian crossings connecting the two sides. No special approval of the crossings of the drainage easement is required from state or local regulatory agencies for the structures. The property also includes substantial grade changes across the site from both the south to the north and from the east to the west. Retaining walls are used along W. 6th Street and on the east side to enable the creation of building pads within the development. The natural topography slopes increase as you move to the north and east. This results in the base grade level being about 10’ higher then the abutting single-family lots to the south. Buildings are oriented around the perimeter of the site with off-street parking provided interior to the development.
Staff Finding – This finding requires a review of the physical aspects of the development as they relate to the topography and the surrounding area and asks for flexibility, convenience, and preservation/incorporation of natural features. The proposed Preliminary Development Plan clearly provides the inclusion of the drainageway into the development and makes it a part of the interior pedestrian circulation of the development.
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.
The proposed development provides the required amount of open space within the development (5.05 acres) with over 50% of the site is open space. Open space areas are found around the perimeter of the site, the drainageway in the center, two detention ponds at the south end and a common area on the west side. Smaller green spaces or open space areas are also located on the southwest and southeast corners of the site. The area along the north side of the site represents a significant slope, permanent easement and is part of the W. 6th Street gateway corridor. This area is not reasonable to provide pedestrian access to W. 6th Street except along the public street.
The large common area in the center part of the west side of the development is hidden by buildings on the east and west ends and by garages on the north end. Sidewalks and some surface parking lots provide access and exposure to this area. A similar common open space element is not provided on the east side, however pedestrian connections over the drainage easement allow for accessibility to the area.
The proposed Preliminary Development Plan includes a clubhouse/pool on the south side of the development. The placement of the clubhouse in the central portion of the west side would provide a more integrated use of the open space and clubhouse for residents of the development rather than the location on the south end. An optional location of the clubhouse placement could be in the southeast corner providing a common recreation element on the east side of the development and the use of the clubhouse as a transition element could be weighted with orientation of the pool on the inside of the development rather than the periphery. This would be consistent with a recommended residential design standards found in Horizon 2020 regarding screening a buffering for medium density development (Policy 2.3(b) Page 5-23). This would also provide transition between the church property (undeveloped) to the east and the proposed residential development. This scenario would result in the placement of an additional multi-family building along the south side of the development.
Staff Finding –The proposed Preliminary Development Plan exceeds the requirement of open space and includes pedestrian access around the development and across the drainage areas. Much of the open area provided is encumbered with easement, drainage/detention purposes or steep slopes.
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.
Access to the site is provided from Stoneridge Drive (a collector street) and from Stonecreek Drive (a local street). Access to Stonecreek was specifically discussed by the Planning Commission and the City Commission. The concluding action on the Final Plat was the approval of vacation of right-of-way for the stub street (Winthrop Court) from Stonecreek Drive. The City Commission stated expressly that the entirety of the right-of-way would be vacated. The east half of the right-of-way vacation went to the applicant. The balance of the right-of-way would be dedicated or released to the abutting residential property owner (the Final Plat has not been recorded). If fully vacated, the applicant’s burden would be to place any access (if approved) fully on their own property thus making the drive shift more to the east. Existing utilities would need to be relocated and the remaining half of the right-of-way would become the responsibility of the adjacent residential neighbor.
Given the size of the development and number of dwelling units secondary access is appropriate. A significant neighborhood concern has been sated that direct access to the neighborhood via Stonecreek Drive is considered to be unacceptable. The proposed Preliminary Development Plan shows the access of the development tying into the existing stub street (Winthrop Court).
Secondary access to Stonecreek Drive can be addressed with a gated access for use only by emergency services as needed. This is an acceptable solution to the City Fire/Medical Department. The Final Development Plan would require the provision of notes to show the gate and the type of lock method per City Fire/Medical Department approval.
· Maintenance of the public right-of-way (assuming it is retained) is nominal to the City.
· Gated Access prohibits daily use and provides emergency secondary access within the development.
· Retaining the public right-of-way access for Winthrop Court would allow for future use or connection to the local street if necessary for some public purpose by removal of the gated entry.
Staff Finding – A Planned Unit Development is required to provide access to a collector street. The proposed development complies with this criterion. Off-street parking and interior access accommodate the use per city standards. Utilities can be extended to serve the site. Staff recommends the Preliminary Development Plan be revised to show and note the provision of a gated entry of the development to Stonecreek Drive if approved. The proposed development complies with the required peripheral setback based on the existence of the current street width for Winthrop Court.
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.
A portion of the south side of the subject property abuts single-family lots that are also under the same ownership as the subject property. They are not developed at this time. The eastern half of the subject property abuts developed single-family homes, public street right-of-way and undeveloped property to the east owned by a church.
The subject property abuts W. 6th Street and includes a required 50’ setback. This area will be required to be landscaped. This area also overlaps with permanent easement owned by KDOT. The applicant’s representatives have been notified that it is their burden to secure the necessary encroachment agreements necessary to add improvements and modifications within the KDOT easement. The subject property generally sits at a lower elevation that the adjacent roadway of W. 6th Street. The property is also higher than the residential lots to the south. Building height is comparable within approximately 10’ of existing two story homes in the neighborhood.
The applicant’s representative is working with KDOT on plans that allow for the provision of a retaining wall along the southern boundary of the 6th Street easement. A highway permit and public improvement plans will be required for this work. Additionally an encroachment agreement will be required. Additional notes on the face of the plan are recommended to address this issue. City staff has been involved in discussions with both the applicant and KDOT regarding the resolution of this issue. Staff is agreeable to the provision of conditions to resolve the situation and anticipates that the final resolution will be provided prior to or with the submission of a Final Development Plan, if approved.
Staff Finding –Previous discussions regarding this proposed development concluded that the property could not be adequately addressed with transitional techniques within the development. Therefore buffering would be required to provide separation of land uses. The primary buffering technique used is the back-to-back building arrangements along the south side excluding the duplex units that front to Stonecreek Drive.
Additional buffering is augmented by landscape materials. The Preliminary Development Plan shows the general location, species and number/size of materials proposed and has not been significantly altered in more recent versions of the plan. Staff recommends that additional screening be placed along the south side of the proposed development on the west side of the drainage easement. Additionally, plantings along the lot abutting Stonecreek Drive are recommended to be installed at larger sizes to augment the growing time it will take to provide screening.
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 and Preliminary Development Plan requirements are listed in Section 20-1010]
The proposed development plan has been revised to comply with density restrictions and calculations as are required for the proposed district. General notes have been provided in the most recent revision to address phasing and maintenance responsibility of the open space and other common elements.
Staff Finding - The proposed Preliminary Development Plan complies with the required development standards.
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.]
(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.
(b) A plan shall be consistent with the following standards for the use, type, bulk, design and location of buildings, the density or intensity of use, the common open space, the public facilities and the development by geographic division of the tract.
Staff Finding –As noted above the proposed development plan has been revised to comply with the density limitations and to provide buffering to address land use changes between abutting uses.
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.
The proposed development is shown as a single phase. This element will be confirmed with the Final Development Plan. Notes will be needed on the Final Development Plan to clarify the level of site improvements to be completed before occupancy. Access to W. 6th Street is recommended as a condition of approval prior to occupancy of the development. Vehicular circulation during the construction of the project will require additional discussion to mitigate access to the adjacent local street. It is not anticipated that total removal of construction traffic can be maintained during actual development.
Staff Finding –The Proposed Preliminary Development Plan provides adequate notation to address the phasing of the development.
9) Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.
The proposed development includes a 40’ by 525’ drainage easement and two detention ponds. City staff has reviewed this area and the submittal documents to assess the requirements for the area. City Staff has also met with area residents to view the area prior to the public hearing in March. The proposed easements and detention ponds are provided on the plan as required by city code to serve this area. Staff has not identified any deficiencies in the submission documents or the proposed stormwater management plan for the proposed development.
Staff Finding – A stormwater study was provided with the application and was reviewed and accepted by the Public Works Staff.
Staff Review
The subject property is located on the south side of W. 6th Street and on the east side of Stoneridge Drive in the West Lawrence Neighborhood. The property is divided into an east and west side by a significant drainage easement. The proposed development attempts to unite these two sides with a vehicular/pedestrian bridge crossing on the north end and a separate pedestrian bridge further to the south. The subject property is also abutted by proposed single-family lots as part of the Final Plat that also includes the subject property. These single-family lots are not platted yet and are under the same ownership as the proposed development. Key development concerns in this project are:
· Density – Maximum density is set at 12 dwelling units per acre.
· Transition/Buffering- Provision of land use transition within the site is required to address both the north to south orientation as well as east to west orientation. Buffer techniques are used when incompatible or unlike land uses abut without the provision of a transition zone. Techniques include berms, fencing, landscape screening and building separation. Land use transition is the layering of land uses from more intensive to less intensive in increasingly restricting manner. Conventional applications include progressively restrictive zoning such as commercial, multi-family, duplex and single-family development from an arterial street down to a local street level. The plan could be revised to include smaller buildings (duplex and triplex units) adjacent to the single-family homes along the south side of the property. It was concluded from the previous discussions that buffering rather than transition would be provided to reduce impacts between the multi-family and single-family uses. This is accommodated with back-to-back building relationships and landscape screening.
· Access – Secondary access is proposed from Stonecreek Drive, a local street on the southeast portion of the development. The proposed development ties directly into a public street. Secondary access was noted in the staff discussion with both the Planning Commission and the City Commission at the time of zoning. It was acknowledged that dependant upon the type and intensity of development, in terms of the total number of dwelling units, secondary access would be recommended for minimum emergency/safety access. Fire/Medical staff has indicated that secondary access from Stonecreek Drive is required unless all structures east of the drainageway are constructed with fire sprinkler systems.
Vacation of the right-of-way would unnecessarily burden the adjacent property owner and the location of existing utilities would need to be relocated and reconstructed. Additionally the access can be controlled with a restrictive gate. Staff recommends the development plan be revised to show these changes.
Rights-of-way
Additional right-of-way is not required as part of the Preliminary Development Plan. Easements and Right-of-way are included in the dedication of the Final Plat as approved by both the Planning and City Commissions. Adequate right-of-way is provided for this intersection for the proposed development.
City Staff and KDOT personnel have indicated concern that the intersection of W. 6th Street and Stoneridge Drive will need geometric improvements in the future based on traffic growth from W. 6th Street and development to the north. Placement of traffic signals and turn lanes may be needed resulting in future intersection improvements for the W. 6th Street/Stoneridge Drive intersection. Staff does not anticipate the need for additional right-of-way.
The immediate intersection improvements must be completed prior to occupancy of any portion of the development. Development of this property should be made subject to agreement to participate in future intersection and signal improvements.
Use Restrictions
The property is zoned for Planned Residential Development (pending approval of Preliminary Development Plan) subject to two restrictions. The building height was limited to two stories, but no additional height description was added. The density of the development was restricted to a maximum of 12 dwelling units per acre by the City Commission.
Building Orientation
The proposed buildings provide a back-to-back relationship to the surrounding area and are oriented to the center parking areas. Buildings are generally located adjacent to the minimum setback requirement for a PRD of 35’ on the south side of the development buildings are oriented with the building length facing the abutting residential lots with the exception of the clubhouse.
Section 21-1006(j) states “If topographical or other barriers within 35 feet of the boundaries of the Planned Unit Development do not provide reasonable privacy for existing uses adjacent to the development, the planning commission shall impose either of the following requirements or both;
1. Structures located along the boundary must be setback from the boundary a distance which is approved by the commission; and
2. Structures located along the boundary must be well screened in a manner which is approved by the Commission.
This language provides justification to support additional and larger vegetation along the south property line as recommended by staff to address buffering concerns expressed by existing residents of the neighborhood.
Garage units are used on the east and west ends and will provide screening to some degree in those areas. The undeveloped area to the north is at a higher elevation. The property abuts public right-of-way on the west side and additional landscaping will be appropriate in that area. This element will be considered as part of the Final Development Plan landscape schedule to assure adequate screening is provided along all public right-of-way.
Closing
The revised Preliminary Development Plan was submitted to specifically address the retaining walls along the north side of the development and removed them from the KDOT easement. Previous revisions addressed the interface of the project with lots along Stonecreek Drive and to reflect the approved density for the development.