PLANNING COMMISSION REPORT

Non-Public Hearing Item

 

PC Staff Report

03/28/07

ITEM NO. 10B :PRELIMINARY PLAT FOR FIRST STEP FACILITY; 3015 W. 31st St. (JCR)     

PP-01-01-07:  A Preliminary Plat for 1st Step Facility, located at 3015 W 31st Street. Submitted by Bartlett & West Engineers, Inc., for Cherry Manor Inc. c/o Charles P. Pomeroy, property owner of record. This item is related to Z-01-02-07.

 

STAFF RECOMMENDATION: Staff recommends approval of the Preliminary Plat for First Step Facility and forwarding to the City Commission for acceptance of easements and right-of-way, subject to the following conditions:

  1. Revision of the plat to include the following:

a.      Provide a note on the preliminary plat noting that the outdoor picnic shelter, though not a part of this plat, may be used as a site amenity.

b.      Add a note on the preliminary plat that states “Outdoor picnic shelter shall not be modified, altered or expanded until the property it is located upon is platted in accordance with the Subdivision Regulations.  Only routine maintenance shall be permitted.”

2.      Record a document with the Register of Deeds, Book and Page Number noted on the preliminary plat, which grants use of the outdoor picnic shelter.

 

 

Reason for Request:

To create a platted lot so that property may be rezoned.

 

SUBDIVSION CITATIONS TO CONSIDER

  • This application is being reviewed under the new Subdivision Regulations for Lawrence and Unincorporated Douglas County.
  • No unusual or specific citations have been identified with the review of this application.

 

ASSOCIATED CASES/OTHER ACTION REQUIRED

·         Z-01-02-07 Rezoning this property from RS10 and UR to RMO.

·         Approval and recordation of a final plat.

·         Publication of the zoning ordinance.

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

  • None

GENERAL INFORMATION

Current Zoning and Land Use:           RS-10 (Single-Dwelling Residential District – 10,000 square feet) and UR (Urban Reserve) District; vacant nursing home facility.

 

Surrounding Zoning and Land Use:      RS-10 (Single-Dwelling Residential District – 10,000 square feet) to the east and south; undeveloped and located within City limits.

 

                                                  A (Agricultural) District to the northeast; residential dwelling located outside City limits.

 

UR (Urban Reserve) District to the north; residential dwelling located inside City limits.

 

A (Agricultural) District to the west; undeveloped and located outside City limits.

 

Site Summary

Number of Lots:                           1

Gross Area:                                 7.73 acres

Right-Of-Way to be dedicated:        3,000 SF (.068 acres)

Net Area:                                   7.66 acres

 

STAFF REVIEW

The subject property is located at 3015 W 31st Street.  This application is associated with Z-01-02-07, which proposes to rezone the site from RS10 and UR to RMO.  The rezoning is being requested so that the vacant nursing home may become a drug and alcohol treatment center for adult women and their dependent children.  This application is being reviewed under the new Subdivision Regulations for Lawrence and Unincorporated Douglas County, which went into effect on January 1, 2007.

 

Zoning and Land Use

Tracts A and B as shown on the preliminary plat are both currently zoned RS10.  The existing building (vacant nursing home) is located on Tract A.  Tract C is zoned UR.  The applicant proposes to rezone all three tracts to RMO.

 

The southern reaches of the subject property are encumbered by floodplain.  No grading, excavating, or construction may occur in this area without a Floodplain Development Permit.  No such activity is proposed at this time. 

 

The preliminary plat shows a shelter located off site, but near the vacant structure.  Because the structure is located on property that is not a part of this plat, an agreement must be recorded at the Register of Deeds to allow use of the shelter by those that occupy the existing structure.

 

Right-of-Way

The subject property abuts and takes access from 31st Street which is classified as a Principal Arterial thoroughfare according to the adopted Major Thoroughfares Map.  According to the new Subdivision Regulations, such thoroughfares require 150’ of right-of-way.  Currently, 31st Street has 100’ of right-of-way, 50’ each side of centerline, therefore the City requests an additional 25’ south of centerline as a part of this plat.  The plat currently shows the proposed dedication of 10 additional feet of right-of-way.  There are no other existing or proposed right-of-ways abutting or within this plat.

 

Infrastructure

A public water line which serves the subject property is located along and parallel to the private drive through the property.  The City is requesting a 15’ wide utility easement along the length of the water line.

 

The subject property is served by a sanitary sewer main which is located within a 10’ wide utility easement.

 

Easements

The preliminary plat shows existing 15’ wide utility easements along the western property line for overhead electric, a 10’ wide utility easement through the center of the property encompassing the existing sanitary sewer line, and a 10’ wide utility easement along the east line of Tract B.  The City is requesting an additional 15’ wide easement for the existing public water line located parallel to the access drive.

 

Conformance

The lot in the proposed plat meets the density and dimensional standards for lots in the RMO zoning district. 

 

The preliminary plat, as conditioned, conforms to the Subdivision Regulations, Density and Dimensional Standards of the Development Code, and Horizon 2020 recommendations and policies regarding Residential Land Uses within the City because it uses existing infrastructure.