NON-PUBLIC HEARING ITEM:

 

 

ITEM NO. 2:              FINAL PLAT FOR MONTEREY SUBDIVISION NO. 8; WEST OF                                                   MONTEREY WAY AND NORTH OF STETSON DRIVE

 

SUMMARY

 

PF-02-08-04:  Final Plat for Monterey Subdivision No. 8.  This proposed 33-lot residential subdivision contains 11.7 acres and is located west of Monterey Way and north of Stetson Drive.  Submitted by Landplan Engineering, P.A. for Michael D. Stultz, property owner of record.

 

GENERAL INFORMATION

 

Current Zoning and Land Use:                   RS-2 (Single-Family Residence District); existing residential property including one single-family residence.

 

Surrounding Zoning and Land Use:             RS-2 (Single-Family Residence District) in all directions, existing residential neighborhood to the east, north, and south. Undeveloped residential property to the east (Fall Creek Farms).

 

 

Site Summary

Number of Lots:       33 single-family residential lots

Gross Area:             11.708 [9.20 acres less proposed right-of-way].

Minimum Lot Size:     7,474 SF (Lot 2)

Average Lot Size:      12,258 SF

Maximum Lot Size:    33,011 SF (Lot 32, existing residence to remain)

Rights-of-way:          .61 acres (Monterey Way)

                             1.89 acres (internal streets)

Density Proposed:     3.5 dwelling units per acre [single-family homes]

 

REVIEW COMMENTS FROM OTHER DEPARTMENTS/AGENCIES:

 

Public Works/Engineering:                                    

 

1.       Submit public improvement plans (Condition of approval)

2.       Provide note to state direct access to Monterey Way is prohibited for all lots except Lots 23 and 24, Block 2. (Provided)

3.       Address the extension of Aspen Lane to the north with redevelopment of adjacent property and preliminary plat of Spring Hill. (Note to staff, no change to plat required)

 

Stormwater Engineer:                                          A drainage study will not be required for this project. The downstream system is adequate for the proposed development. The final plat dated 02-18-04 meets the specified requirements with the following conditions.

1.       Increase the DE width to 20’ on Lot 1, Block ;1 and  (Condition of approval)

2.       Label the 25’ DE on Lot 10 Block 2 (Condition of approval)

 

Traffic Engineering:                                             

1.       Change “Aspen Court” to “Aspen Lane” (Revised)

2.       Sign Costs = $845.00 (Condition of approval)

3.       No access to Monterey Way from Lots 1-6, 9 and 22 (Noted)

 

Municipal Utilities:                                                 Developer must reimburse RWD #1 through the city of Lawrence for any of their customers taken over by the City. A 12” water line will need to be installed along Monterey Way. Provide all water line plans for approval by the Fire and Utility Departments. (Applicant notified)

 

Neighborhood Resources:                                    

1.       Will there be driveway restrictions on Lots 7 and 20? (None proposed)

2.       How is this information to be provided to Neighborhood Resources? (Question to be followed up by staff with applicable notes applied to face of final plat)

 

Parks/Rec:                                                         

1.       Lot 1, Block 1 and Lot 3, 4, 10, 11, 14, and 15, Block 2 all have drainage easements. Please make sure easements are free from street trees on the Master Street Tree plan. (Discuss with staff because of encumbered easements)

2.       Where will street trees go on Monterey Way? (Discuss with staff because of encumbered easements)

 

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:                                                             Must have 10’ U/E (5’ on each side of lot line) between Lots 1 and 2 between Lots 12 and 13 all in Block 2. (Condition of approval)

 

Aquila:                                                               No Comments Provided

 

Williams Natural Gas:                                             No Comments Provided

 

Southwestern Bell:                                              No Comments Provided

 

STAFF REVIEW

The subject property is located north of Stetson Drive, on the west side of Monterey Way. The Preliminary Plat was approved on January 28, 2004. The proposed plat includes 33 single-family residential lots and a series of internal local streets. Overall the proposed lot sizes, widths, depths, and orientations are appropriate for a low-density, single-family development. The design of the individual lots is consistent with the current single-family residential zoning district approved Preliminary Plat. The Preliminary Plat included a variance that allowed for the adjacent collector street (Monterey Way) to be off-set to the east allowing for a reduced right-of-way dedication.

 

The Preliminary Plat was approved with two lots fronting directly to Monterey Way. Each lot shall be allowed one access driveway (one driveway per lot). Staff recommends that additional notes be added to the face of the Final Plat to specify access restrictions as they relate to individual lots and Monterey Way. Individual lot access to Monterey Way (a collector street) is not recommended. The only lots fronting Monterey Way are the result of the existing house and lot configuration at the south end of the property (Lots 23 and 24, Block 2).

Conformance

The proposed Final Plat is consistent with the Subdivision Regulations and the approved Preliminary Plat.

 

Recommendation:  Staff recommends approval of the Final Plat of Monterey Way No. 8, and forwarding the plat 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. Provision of street sign fees
    5. Pinning of the lots in accordance with Section 21-302.2;
  1. Execution of the following agreements:
    1. An agreement that prohibits the issuance of building permits for this subdivision until such Monterey Way, south of Peterson Road is completed and accepted by the City.
    2. Temporary Utility Agreement.
  2. 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.
  3. Provision of a revised Final Plat to include the following note:
    1. “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.”
  4. Provision of a revised Final Plat to include the following information:

a.       MEBO’s for all lots adjacent to a drainage easement;

b.      Increase the DE width to 20’ on Lot 1, Block 1, per City Stormwater Engineer approval;

c.      Revise Final plat to clearly label the 25’ DE on Lot 10 Block 2;

d.      Provision of a 10’ UE centered between Lots 1 and 2 and Lots 12 and 13 all in Block 2.