NON-PUBLIC HEARING ITEM:

 

ITEM NO. 1:              FINAL PLAT FOR LAKE POINTE ADDITION; NORTHEAST CORNER                                                      OF CLINTON PARKWAY AND K-10 HIGHWAY (SLD)

 

SUMMARY

 

PF-02-07-04:  Final Plat for Lake Pointe Addition.  This proposed multi-family residential and commercial subdivision contains approximately 29.7261 acres and is located north of Clinton Parkway and east 926’ from K-10 Highway (SLT).  Submitted by Peridian Group, Inc., for Lake Pointe Addition, LLC, contract purchaser, and Yankee Tank Investors, Yankee Tank Investors, L.C., and Alvamar, Inc., property owners of record.

 

 

GENERAL INFORMATION

Current Zoning and Land Use:           B-3 (Limited Business) District; undeveloped property. See also:

Z-12-48-03 [11.5587 acres to C-5 (Limited Commercial) District]; [Planning Commission deferred the request and initiated PCD to be considered at the April meeting

Z-12-49-03 [19.93 acres to RM-2 (Multiple-Family Residence) District]; City Commission approved the request on 3/1/04

Z-12-50-03 [20.162 acres to RM-1 (Multiple-Family Residence) District]; City Commission approved the request on 3/1/04

 

Surrounding Zoning and Land Use:      A-1 (Suburban Home Residential District) to the north and west. Existing residential homes to the east, platted but undeveloped lots to the north.

 

                                                  A (Agricultural District) on the south side of Clinton Parkway; undeveloped.

 

                                                  PRD-1 (Planned Residential District) to the east, proposed development known as The Ridge at Alvamar. 

 

Site Summary

Number of Lots:       3

Gross Area:             29.7261 acres

Lot 1, Block 1:          16.17 aces, Proposed RM-1 (Multiple-Family Residence) District

Lot 1, Block 2:          4.73 acres, Proposed C-5 (Limited Commercial) District initiated to PCD-2 by Planning Commission for consideration on April 28, 2004.

Lot 2, Block 2:          6.42 acres, Proposed RM-2 (Multiple-Family Residence) District

Total:                     27.32 acres

Rights-of-way:          2.4061 acres Lake Pointe Drive, a proposed collector street

 

 

REVIEW COMMENTS FROM OTHER DEPARTMENTS/AGENCIES:

 

Public Works/Engineering:                                    

1.       Submit public improvement plans. (Conditions of approval)

2.       No access to Clinton Parkway for any lot. (Condition of approval)

3.       Configuration of the final plat of “The Ridge” is not platted, show as proposed. (Revised)

4.       No service lines connections to any main greater than 10” dia. (Applicant notified)

5.       Label off-site easements north of property line unless this is an access easement. (Revised)

6.       Must have 50’ paved radius for fire, can cul-de-sac dimension accommodate such? (Revised)

7.       Show access control along full length of south property line (Revised).

8.       Intersection improvements must be provided prior to development for Lake Pointe Drive and Clinton Parkway (Applicant notified/Condition of approval).

 

KDOT:                                                               See attached file with comments in reference to an access control symbol being added to the Final Plat (Revised).

 

Stormwater Engineer:                                          A study will be required at the time of site planning. The Final Plat dated 02-18-04 meets the specified requirements with the following condition.

1.       The 10’ DE east of the NE corner must be accompanied by a DE on this development to meet the minimum 15’ width requirements. Provide the additional DE and move the UE as needed. The UE could follow the projected line to the P.O.B. with the remaining corner area as DE (Revised).

 

Traffic Engineering:                                             

1.       Show access control along Clinton Parkway (Revised).

2.       Is additional R/W needed for roundabout @ Lake Point Drive and Clinton Parkway?

3.       Sign Costs = $455.00 (Applicant notified).

 

Municipal Utilities:                                                 A 12” water line needs to be installed by the developer along the entire length of this property that fronts Clinton Parkway. Provide water line plan for approval and signatures from Fire/Medical and Utilities Departments (Applicant notified).

 

Neighborhood Resources:                                     Provide street tree access note on face of Final Plat. (Applicable only for single-family and duplex development.)

 

Parks/Rec:                                                         

1.       Show legal info for right of entry to plan street trees. (Not applicable to this project.)

2.       Provide master street tree plan (Condition of approval).

a.       Where will street trees be planted along Clinton Parkway and Utility Easement areas?

b.       Address tree preservation plans applicable to this development. (Applicant notified)

 

Fire Department:                                                

1.       Fire Hydrant Locations/Distributions as required (Applicant notified).

2.       Access road requires 50’ radius turn around (Revised).

3.       No construction using combustible materials until all hydrants are in and working (Applicant notified).  

 

Police Department:                                              No Comments Provided

 

Westar:                                                             No comment

 

Aquila:                                                               No Comments Provided

 

Southern Star Central Gas:                                    Engineering and Land Department will want either an Encroachment Agreement or some simplified form covering the entrance road for this subdivision. Contact this department for details. (Applicant notified).

 

Southwestern Bell:                                              No Comments Provided

STAFF REVIEW

The subject property is located along the north side of Clinton Parkway. The property is pending publication of multi-family zoning for Lot 1, Block1 and Lot 2, Block 2.  The Planning Commission initiated PCD-2 zoning for Lot 1, Block 2 to be considered at the April 2004 meeting.  The proposed Final Plat focuses on only the existing commercial portion of the Yankee Tank area and includes the dedication of right-of-way for a designated collector street per Transportation 2025. Lake Pointe Drive will be the designated north/south collector street in this area and will be tied to the K-10 Highway frontage road as the area to the west redevelops.

 

Several development issues were identified during the Preliminary Plat review:

 

1.         Fire rating – Western portion of the subject property will be outside of ISO rating area.

·          Development of the lots may or may not affect the City’s rating.

·          It is likely that insurance for the commercial development will be higher since service response, in the short term, is not optimal.

·          Existing plans for another station do not mitigate the concern that development will fall outside the City’s ISO 1.5-mile rating.

2.         Water service needs to be looped.

·          Dead-end service lines are not recommended.

·          Need to get service tied back into system along W. 15th Street.

·          Street extension needed off-site to accomplish balance of connections.

·          Annexation needed to accomplish balance of connections.

3.         Use of Streets to separate land uses.

·          The Street segment shown north of Lake Estates #7 is outside of ownership control of applicant.

·          Street design does not conform to the approved Transportation 2025 alignment recommendation which uses the frontage road as the north/south collector street.

·          Plat needs to provide a street connection to the west property line to facilitate collector street network and separate land uses.

4.         Plat must reflect TIS recommendations.

·          TIS impacts may change dependent on actual uses for commercial piece.

·          Improvements necessary upfront.

5.         Plat configuration and relationship to land use.

·          Platted lots to the west and north are expected to redevelop in the long term.

·          RM-2 (Multiple-Family Residence) District is not appropriate as shown.

·          Lot/street configuration will need to change to provide access back to collector street as part of interior network.

·          Additional commercial land use recommendation may off-set what is lost by applicant’s proposal.

 

Street alignments and Rights-of-way

The interior street is a designated collector street and the appropriate right-of-way is proposed consistent with the subdivision regulations, the approved preliminary plat and Transportation 2025.  A traffic study was prepared by the applicant and identified multiple improvements that are required at Lake Pointe Drive and Clinton Parkway. Included in this assessment was a roundabout. The report concluded: “Based on the analysis and comparisons between the two traffic controls, the intersection operations could be enhanced with less delay and shorter queues with a roundabout controlling the intersection.  Additionally, there was not a noticeable difference in the performance of the intersection assuming pass-by trips or not.” City staff concurs with this finding. Staff recommends that the Final Plat be conditioned upon the installation of the recommended public improvement for the intersection.

 

The plat also uses the internal street (Lake Pointe Drive) as a division between the proposed land uses. The collector street provides a natural boundary between the residential uses to the east and the higher intensity land uses to the west. The Plat also accommodates a future street connection to the properties that abut the west property line as an extension of the collector street network serving this area.

 

Lot Layout and Configuration

The proposed plat includes three lots that are intended to match the RM-1 (Multiple-Family Residence) District, RM-2 (Multiple-Family Residence) District and the proposed PCD-2 zoning boundaries. Although the general principle is to back dissimilar uses in this context, Staff supports the concept of using Lake Pointe Drive as a separation between dissimilar uses.

 

Utility extension and easements

The applicant is aware that sanitary sewer and municipal water lines will need to be extended to serve this property. Public improvement plans are required and will include review and approval by City staff. Ultimately municipal water lines must be extended to the north to W. 15th Street to establish a service grid for the western portion of the City. The provision of public streets facilitates this extension but does not complete the planned extension.

 

Recommendation:  Staff recommends approval of the Final Plat of Lake Pointe Addition and forwarding it to the City Commission for acceptance of easements and rights-of way subject to the following conditions:

 

1. Provision of the following fees and recording documentation:

    1. Current copy of paid property tax receipt at the time of submittal of the Final Plat for filing;
    2. Recording fees made payable to the Douglas County Register of Deeds; and
    3. Provision of a master street tree plan.
    4. Pinning of the lots in accordance with Section 21-302.2
  1. Execution of a Temporary Utility Agreement.
  2. Provision of a revised Final Plat to amend general note 8 to read as follows:
    1. “There shall be no direct access from Lot 1, Block 1, and Lots 1 and 2, Block 2 to Clinton Parkway.”
  3. Submittal of a public improvement plans to the City Public Works Department prior to filing of the Final Plat for streets, sidewalks, water and waste water improvements.
  4. Submittal of public improvement plans to the City Public Works Department prior to filing of the Final Plat for intersection improvements for Lake Pointe Drive and Clinton Parkway.
  5. Provision of a revised Final Plat to include:
    1. Provision of the following note on the face of the final plat: “Soils investigations shall be performed before primary structures are erected on lots with slopes greater than 3:1, or non-engineered fill greater than 12 inches. A soils engineer licensed by the state of Kansas shall perform investigations, and a report of the investigation shall be submitted to the City of Lawrence Codes Enforcement Division. Other lots may be required to be investigated where excavation reveals indications of unsuitable conditions.”
    2. Provision of MEBOS for lots adjacent to a drainage easement.
    3. Provision of a revised final plat to include a proposed street name for the east/west street segment along the north property line.