NON-PUBLIC HEARING ITEM:
ITEM NO. 1: FINAL PLAT FOR FALL CREEK FARMS 10TH PLAT; WEST
OF KASOLD DRIVE AND SOUTH OF PETERSON ROAD (PGP)
PF-03-09-04: Final Plat for Fall Creek Farms 10th Plat. This proposed 51-lot single-family residential subdivision contains approximately 20.202 acres and is located east of Monterey Way and south of Peterson Road, approximately 120 feet north of Stetson Drive. Submitted by Landplan Engineering for William E. Fritzel, applicant, and Sojac Land Company, L.C., property owner of record.
GENERAL INFORMATION
Current Zoning and Land Use: RS-2 (Single-Family Residential)[Zoning Z-01-01-04
approved by City Commission on March 16, 2004,
pending ordinance & publication], undeveloped
property.
Surrounding Zoning and Land Use: RS-1 (Single-Family Residential) District to the north and east; Approved undeveloped portion of Fall Creek Farms Subdivision.
RS-2 (Single-Family Residential) District to the south; developed single-family homes.
RS-2 (Single-Family Residential) Districts to the west; Across Monterey Way - single-family homes and undeveloped property.
SITE SUMMARY
Fall Creek Farms 10th Plat
Zoning: RS-2
Number of Lots: 51 Lots
Minimum Lot Size: 7,828 Square Feet
Maximum Lot Size: 23,787 Square Feet
Review and Comments from Other Departments/Agencies:
The following are review comments from the various departments which reviewed the project. In most cases, the applicant has either revised the plat to resolve the comment, been notified of a required future action, or a condition may be required to adequately address the requirement or concern.
Public Works/Engineering:
1. Please provide a note and a graphic detail (hatching) which restricts direct lot access for vehicles to Monterey Way for Block One, Lots 20 through 24 and Block Three, Lots 1 through 5. (Revised)
2. Please be aware that public improvement plans will need to be submitted to public works prior to the filing of the final plat. (Condition)
3. If the improvement plans show more than one lane in and one lane out at the intersection of Monterey Way and Running Ridge Road, then Public Works will request a traffic study which justifies the additional turning lane. (Notified, Applicant’s Response: At our February 11, 2004 meeting with Mike Wildgen, Dave Corliss, Linda Finger and the Applicant, two-lane-out intersections were specifically addressed and found to be acceptable. Data addressing items 1 through 7 (Traffic Study) was submitted with the revised Preliminary Plat on January 21, 2004.)
4. Please check bearing to distance at end of Bramble Lane (S36 degrees 49’26”E, 66.13’). (Revised)
5. Please check centerline curve data on Running Ridge Road. (Notified)
Stormwater Engineering:
1. Utility service lines are not allowed to cross Drainage Easement’s. Provide utility easements adjacent to the DE’s on Lots 39 through 46, Block Two. (Revised)
Neighborhood Resources: No comment received.
Municipal Utilities:
1. Submit water line plans to the Utilities Department for review. (Notified)
Parks/Forestry:
1. Please show any existing trees to be credited/utilized in this project and critical root – “no dig” zones. (Applicant’s Response: If Applicable, Applicant will provide existing trees to be saved with the Final Master Street Tree Plan)
2. Please submit a revised Master Street Tree Plan for the revised plat – do not place street trees in drainage easement. (Revised)
3. Show how trees will be placed by cul-de-sac on Bramble Lane Lots 21 & 20 next to Monterey Way. (Applicant’s Response: Trees will be placed as required by City of Lawrence Master Street Tree Plan ordinance)
4. Suggest consideration of landscape screening in this location (Bramble Lane Cul-de-sac/Monterey Way) to separate traffic perceptions. (Applicant’s Response: Trees will be placed as required by City of Lawrence Master Street Tree Plan ordinance.)
Fire Department:
1. Submit fire hydrant plans for approval as part of public improvement plans. (Notified)
2. Fire hydrants will be required every 600’ or on corners if over 350’ between corners. Fire hydrants are required within 250’ of deadends. (Notified)
3. Please be aware that a 50’ radius turnaround is required for all deadends over 500’ long. (Notified)
4. No construction using combustible materials will be permitted until all hydrants are in and working and an all weather access road is present to provide fire department access. (Notified)
5. Dead ends over 500’ must have 50’ radius turnarounds and mountable islands. (Notified)
6. Roads must be a minimum 20’ wide for Fire Department purposes. (Notified)
7. Islands in dead ends must be mountable. (Notified)
Police Department: No comment received.
Sanitation Department: Ok.
Traffic Engineering:
1. Public improvement plans will need to show a traffic calming circle at Bramble Lane & Running Ridge (Please discuss further with Public Works Department). (Notified, Applicant’s Response: At our February 11, 2004 meeting with Mike Wildgen, Dave Corliss, Linda Finger and the Applicant, the potential traffic circle was expressly eliminated. The center of the intersection is only 162 feet from the intersection of Running Ridge Road and Monterey Way. All parties agreed a traffic circle at this location would likely create traffic congestion rather than traffic calming.)
2. Either rename Bramble Lane as Bramble Bend, or label the southern extension as Bramble Lane with the name change to Bramble Bend for Block Three, Lots 7 to 10 and Lots 15 to 18 (may also include Lot 19 depending upon driveway access). (Revised)
3. Modify Fall Creek Road and Running Ridge Road street names (addressing conflicts due to change in direction of street – east/west portions and north/south portion). Possible modification to Lane or Drive (change of suffix). (Notified, Applicant’s Response: This matter was expressly discussed at our February meeting with Mike Wildgen, Dave Corliss, Linda Finger and the Applicant. Street names reflect this discussion and the approved Preliminary Plat.)(Need condition for applicant to verify street names with Public Works for addressing.)
Westar Energy: No comment received.
Aquila, Inc: No comment received.
Southern Star Central Gas: No comment received.
Southwestern Bell: No comment.
Sunflower Cablevision: No comment received.
Planning Department:
1. The public improvement plans will need to show a temporary turn around or hammerhead at the temporary ends of Fall Creek Road. (Notified, a temporary turn around will be provided at the north end of West Fall Creek Road.)
2. Provide Minimum Exterior Building Opening elevations on the MEBO Table. (Condition)
3. Please provide us with information on how and when a Homeowners Association will be created to provide for the maintenance of the landscaped medians and cul-de-sac islands. (Applicant’s response. A Homeowners Association will provide for the maintenance of the landscaped medians and cul-de-sac islands. A draft of the Homeowners Association document will be provided to the Planning Office for review prior to filing of the Final Plat.)
STAFF REVIEW
The request is for final plat approval of Fall Creek Farms 10th Plat, a 51-lot subdivision for single-family residential homes. The site is located east of Monterey Way and one lot north of Stetson Drive, and is located in the southwest corner of the Fall Creek Farms Subdivision.
On March 16, 2004, the City Commission approved a rezoning of this portion of the Fall Creek Farms Subdivision to RS-2 (Single-family Residential), subject to approval of a final plat.
PUBLIC IMPROVEMENTS
Public improvement plans will be submitted to Public Works prior to the filing of the final plat at the Register of Deeds Office.
Note #14 on the preliminary plat states, “Installation of public improvements to be provided through private financing and or via benefit district financing, pending City of Lawrence approval.”
ACCESS/STREETS
The applicant will construct the internal street roadways and sidewalks.
Monterey Way and Peterson Road will be improved through a benefit district which has been created.
Direct vehicular access from the lots adjacent to Monterey Way have been restricted. A note on the map and graphic indications show “Residential driveway access to Monterey Way from Lots 20 through 24, Block One, and Lots 1 through 5, Block Three is prohibited.”
It has been noted that several of the recent subdivisions in the area requiring/taking access from Monterey Way have had the issuance of building permits delayed until improvements to Monterey Way have been either initiated or competed and accepted. This final plat shows two other roadway accesses into this area (from Stockade Street and from Running Ridge Road/Fall Creek Road east to Kasold Drive). At a minimum, a note should be added to the final plat that there will be no street connection from Running Ridge Road with Monterey Way until Monterey Way improvements are completed.
CONFORMANCE
The final plat conforms to the approved preliminary plat. The submitted final plat conforms with the Zoning Ordinance and Subdivision Regulations.
RECOMMENDATION:
Staff recommends approval of the Final Plat of the Fall Creek Farms 10th Plat, 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: