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PLANNING COMMISSION REPORT Consent Agenda – Non Public Hearing Item |
PC Staff Report
1/22/07
ITEM NO. 3B: FINAL PLAT FOR 6th & WALNUT ADDITION, LOCATED AT 602 WALNUT STREET (JCR)
PF-12-34-06: Final Plat request for 6th & Walnut Addition, located at 602 Walnut Street. The three lot residential property contains approximately 2.731 acres. Submitted by Grob Engineering Services for Matthew Gilhousen, property owner of record.
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STAFF RECOMMENDATION: Staff recommends approval of the Final Plat for 6th and Walnut Addition and forwarding it to the City Commission for acceptance, subject to the following conditions: 1. Submission of Public Improvement Plans showing provision of public sanitary sewer service for Lots 2 and 3 in the event the City Commission denies the associated request for a variance from Chapter 19, Section 214 of the City Code; 2. Provision of the following fees and documentation: a. Recording fees made payable to the Douglas County Register of Deeds. b. Copy of paid tax receipt. c. Submission of Master Street Tree Plan graphic. d. Execution of an Agreement Not to Protest the formation of a Benefit District for street and sidewalk improvements along Walnut Street. e. Execution of Use of Right-of-Way Agreement for Lot 1.
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Reason for Request: |
To plat three residentially-zoned lots.
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SUBDIVISION CITATIONS TO CONSIDER
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ASSOCIATED CASES/OTHER ACTION REQUIRED · PP-12-18-06 6th & Walnut Addition preliminary plat. · Request for a variance from Chapter 19, Section 214 of the City Code by the City Commission. · Submission of Public Improvement Plans showing sanitary sewer service to Lots 2 and 3 if above stated variance is denied. |
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING
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GENERAL INFORMATION Current Zoning and Land Use: RS7 (Single-Dwelling Residential) District; site of existing single-dwelling residence.
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Surrounding Zoning and Land Use: RS7 (Single-Dwelling Residential) District to the west; Pump Station #2 and single-dwelling residences;
RS7 (Single-Dwelling Residential) District to the north and east; single-dwelling residences;
OS (Open Space) District to the south; Kansas River Levee and Riverfront Park.
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Site Summary
Number of Lots: 3
Net Residential Area: 2.73 acres
Minimum Lot Size: .85 acres
Maximum Lot Size: .96 acres
Average Lot Size: .91 acres
STAFF REVIEW
Zoning and Land Use
This property is located in North Lawrence immediately north of the Kansas River Levee and Riverfront Park. It is immediately east of the City’s Pump Station #2, currently under construction. The subject property is the site of an existing single-dwelling residence and associated accessory structures, all of which are permitted uses in the RS7 District. The applicant proposes platting the property into three lots, with the existing dwelling and associated accessory structures to be located on Lot 1 and Lots 2 and 3 available for development with uses permitted in the RS7 District. Though this property is located adjacent to the Kansas River, it is not located in FEMA-designated 100 year floodplain. The proposed lots are consistent with all applicable Density and Dimensional Standards of the RS7 District.
Street Right-of-Way
The existing property is located at the southeast corner of 6th and Walnut Streets in North Lawrence. Both streets have 60 feet of right-of-way as platted. Walnut Street is paved without curb or gutter along the frontage of the subject property. 6th Street is not constructed south of Walnut Street. There are no plans to construct 6th Street or make curb and gutter improvements to Walnut Street in the near future. The applicant has submitted an Agreement Not to Protest the formation of a benefit district for both street and sidewalk improvements along Walnut Street. The right-of-way provided meets City standard and no additional right-of-way is needed.
Street Access
The existing lot takes access to Walnut Street via a driveway constructed through the 6th Street right-of-way. Lot 1, the site of the existing residence will continue to take access to Walnut Street in this manner. The City does not have any plans for constructing and improving 6th Street south of Walnut Street and physical location of the existing driveway would not preclude the City from constructing 6th Street in the future. If such improvements were made, Lot 1 would then take access to 6th Street. The applicant should provide a Use of Right-of-Way Agreement to continue the use of this driveway over the public right-of-way for North 6th Street. Lots 2 and 3, which are located further east, may only take access to Walnut Street.
Infrastructure
Sanitary Sewer
Sanitary sewer service is located in the Walnut Street right-of-way, near centerline, a distance of approximately 30 feet from the boundaries of the subject property. Service to Lot 1 is established due to the presence of the existing dwelling on the proposed lot. Service for proposed Lots 2 and 3 must be established. The applicant intends to install private lines for Lots 2 and 3 connecting to the sanitary sewer service located in the Walnut Street right-of-way. This will result in private connection lines that cross the right-of-way at distances of approximately 30 feet each.
Chapter 19, Section 214 of the City Code requires that private sanitary sewer lines not be located such that they would cross a public right-of-way or drainage easement for a distance greater than 15 feet. The applicant has submitted a request for a variance from the City Commission for this section of the City Code. If the City Commission were to deny this variance request, the applicant must plan to construct a public sanitary sewer line to the boundaries of the subject property, thus requiring submission of Public Improvement Plans.
Water
A 6” water line exists just north of the centerline of Walnut Street. The plat includes a note that the owner will sign an Agreement Not to Protest the formation of future Benefit Districts for North 6th and Walnut Streets.
Easements
There are no easements requested by any utilities or the City and none currently exist on this property.
Conformance with Horizon 2020
This property is located within the City of Lawrence and is surrounded on three sides by urban development. As such, development on this property is considered to be infill development. Horizon 2020 encourages infill development.
Strategies for approaching residential land use:
Specific Recommendations for Select Areas
While portions of this area maintain a more intense, or at least a mixed-density character, the area lying east of 8th Street includes larger, vacant sites. This area should be maintained for larger lot single-family development. (North Lawrence Infill Residential Development, Page 5-7, Horizon 2020)
Goal 3: Neighborhood Conservation
· Infill development should conform to lot size, housing type, scale and general architectural style of the area in which it is proposed. (Encourage Compatible Infill Development, Page 5-14, Horizon 2020)
The irregular size and shape of many lots in North Lawrence contributes to the character of the neighborhood. This application proposes 3 lots, each slightly less than one acre in size which are larger than the RS7 District’s minimum requirements. The proposed plat is compatible with surrounding development and contributes to the character of the neighborhood.
Recommendation: Planning Staff recommends approval of the final plat and forwarding to the City Commission for acceptance subject to the following conditions:
1. Submission of Public Improvement Plans showing provision of public sanitary sewer service for Lots 2 and 3 in the event the City Commission denies the associated request for a variance from Chapter 19, Section 214 of the City Code;
2. Provision of the following fees and documentation:
a. Recording fees made payable to the Douglas County Register of Deeds.
b. Copy of paid tax receipt.
c. Submission of Master Street Tree Plan graphic.
d. Execution of an Agreement Not to Protest the formation of a Benefit District for street and sidewalk improvements along Walnut Street.
e. Execution of Use of Right-of-Way Agreement for Lot 1.