PLANNING COMMISSION REPORT

Non-Public Hearing Item

 

PC Staff Report

04/23/07

ITEM NO. 2B :          PRELIMINARY PLAT FOR STONERIDGE WATER TOWER ADDITION; NORTH OF THE NORTHWEST CORNER OF 6TH ST & STONERIDGE DRIVE (extended) (JCR)

           

PP-03-03-07:  Preliminary Plat for Stoneridge Water Tower Addition, a one lot subdivision, located north of the northwest corner of 6th Street and Stoneridge Drive (extended).  Submitted by Bartlett & West Engineers, Inc., for the City of Lawrence, property owner of record.

 

STAFF RECOMMENDATION: Staff recommends approval of the Preliminary Plat for Stoneridge Water Tower Addition and forwarding to the City Commission for acceptance of right-of-way, subject to the following conditions:

1)     Show restriction of access to Stoneridge Drive extending 350’ north of 6th Street centerline on the preliminary plat.

 

Reason for Request:

To create a platted lot so that property may be rezoned and developed with an elevated water tower with an associated parking lot.

 

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-03-03-07 Rezoning this property from RS10 to GPI, considered as Item #2A.

·         City Commission acceptance of dedication of easements and rights-of-way.

·         Administrative review, approval and recordation of a final plat.

·         Publication of the zoning ordinance.

·         Administrative review and approval of a site plan permitting development of the proposed water tower and associated parking lot.

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

  • Inquiry from adjacent property owner.

GENERAL INFORMATION

Current Zoning and Land Use:           RS-10 (Single-Dwelling Residential District – 10,000 square feet); undeveloped.  Rezoning to GPI proposed. (See Item #2A)

 

Surrounding Zoning and Land Use:      RS-10 (Single-Dwelling Residential District – 10,000 square feet) to the south; undeveloped.  Portion of St. Margaret’s Church property.

 

                                                  RS-10 (Single-Dwelling Residential District – 10,000 square feet) to the west; St. Margaret’s Episcopal Church.

 

                                                  UR (Urban Reserve) District to the north; undeveloped currently.  [RM12D (Multi-Dwelling Residential District – Duplex) zoning is pending; Multi-Dwelling Residential planned as part of the Oregon Trail Addition.]

 

UR (Urban Reserve) District to the east; undeveloped.

 

Site Summary (as per Section 20-812(a)(4))

Number of Lots:                                              1

Gross Acres in Subdivision:                                 3.62 acres

Acres within the current zoning district (RS10):       3.62 acres

Acres within the pending zoning district (GPI):        3.62 acres

Area proposed for dedication of right-of-way:         0.32 acres (Stoneridge Drive extended)

Area proposed for dedication of public use:            0.00 acres

Number of Building Lots:                                   1

Net Lot Area:                                                  3.31 acres

Phasing Schedule:                                            Not Applicable

 

STAFF REVIEW

The subject property is located northwest of the intersection of West 6th Street (US Highway 40) and Stoneridge Drive (extended).  This application is associated with Z-03-03-07, which proposes to rezone the site from RS10 to GPI.  The rezoning is being requested so that the site may be developed with an elevated water tower and associated parking lot.  This application is being reviewed under the new Subdivision Regulations for Lawrence and Unincorporated Douglas County, which took effect January 1, 2007.

 

Zoning and Land Use

The subject property, shown as Lot 1 on the preliminary plat is currently zoned RS10 and is undeveloped at the present time.  The applicant proposes to rezone this site to GPI to permit the construction of a elevated water tower and associated parking lot.

 

Right-of-Way & Access

The subject property takes access from Stoneridge Drive via an existing public access easement.  This easement was obtained by KDOT when improvements were made to West 6th Street in order to provide access to St. Margaret’s Episcopal Church and to the subject site while avoiding direct access to Stoneridge Drive and 6th Street. Stoneridge Drive is classified as a collector thoroughfare.  Such thoroughfares require a total of 80 feet of right-of-way, 40 feet either side of road centerline.  The dedication of 40’ of right-of-way for Stoneridge Drive (extended) is shown on the preliminary plat.

 

As a result of KDOT improvements to West 6th Street, access along intersecting streets was restricted a distance of 350’ north of the centerline for 6th Street.  Therefore, access to Stoneridge Drive shall be restricted 350’ north of 6th Street centerline, or just south of the existing access point from Stoneridge Drive which serves the subject property and St. Margaret’s Church.  Access restriction along Stoneridge Drive is shown extending approximately 290’ north of the 6th Street centerline.  This should be shown on the preliminary plat as extending northward an additional 60’ for a total of 350’ north of 6th Street centerline.

 

Infrastructure

The subject site does not currently have access to water or storm sewer infrastructure.  With construction of the proposed elevated water tower, water will be provided to the site from the 24” tank supply water line.  This water line will connect to the Stoneridge waterline, parallel to Stoneridge Drive (extended).  A benefit district has been formed to construct the Stoneridge waterline.

 

Sanitary Sewer service is not available currently.  Therefore, the site will be served with a sump in a holding tank in the interim.  Sanitary sewer service will eventually be available, at which time the sump may be abandoned.

 

According to the Utilities Department, the improvements planned on the subject property (i.e. the elevated tower, associated water line and parking lot, etc.) will be financed through the Utilities Department non-bonded Capital Improvement Program funds.  The Master Plan for the improvements provides an opinion of cost for the project of $1,685,000 for 2007.

 

Gas service will be provided by Aquila, which intends to extend a gas main to service this site.

 

Easements

The preliminary plat shows an existing 40’ wide ingress and egress easement which provides access for St. Margaret’s Church and the subject property to Stoneridge Drive (extended).  A 20’ wide utility easement exists along proposed western right-of-way line for Stoneridge Drive.

 

Conformance

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

 

The preliminary plat conforms to the Subdivision Regulations, Density and Dimensional Standards of the Development Code, and Horizon 2020.