NON-PUBLIC HEARING ITEM:
ITEM NO. 4A: FINAL PLAT FOR OREAD WEST OFFICE PARK; NORTH OF 15TH STREET (BOB BILLINGS PARKWAY) AND WEST OF WAKARUSA DRIVE (PGP)
PF-03-11-04: Final Plat for Oread West Office Park, a replat of Lots 1 and 2, Oread West No. 11, Lots 3 & 4, Block 3, University Corporate and Research Park Subdivision No. 2 (amended), and Lot 5, Block 3, Oread West No. 10. This proposed five-lot final plat contains approximately 20.53 acres and is located north of 15th Street (Bob Billings Parkway) and west of Wakarusa Drive. Submitted by Landplan Engineering for Artful Misers LLC, Net Werks LLC, BG Lawrence LLC, Bobwhite Meadow LP, Mabet #1, Hall Properties, Oread Development Corporation, UMB Properties, Inc., and Hi-Tech Facility Investors, property owners of record.
GENERAL INFORMATION
Current Zoning and Land Use: PID-1 (Planned Industrial Development) District, M-1 (Research Industrial) District and approved PRD-2 (Planned Residential Development) District, Partially developed with office buildings.
Surrounding Zoning and Land Use: M-1 (Research Industrial) District – to North, East, South, and West; Developed Office Buildings and undeveloped lots.
C-2 (Neighborhood Commercial) - Southeast, bank-
neighborhood commercial retail strip mall.
Reason for Request: A Final Plat of Oread West Office Park to allow for the relocation of utility easements, drainage easements, and movement of lot lines.
SITE/PROJECT SUMMARY:
Legal: A replat of Lot 1 and Lot 2, Oread West No. 11, Lot 3 and Lot 4, Block Three, University Corporate and Research Park Subdivision No. 2 (Amended), and Lot 5, Block Three, Oread West No. 10 in the City of Lawrence, Douglas County, Kansas
Gross Area: 20.53 acres
Lots – 5 Lots – Final Plat of Oread West Office Park
Lots 1, 2 and 5 are part of the Oread West Office Park Final Development Plan.
- Lots 1 and 2 are zoned PID-2 (Planned Industrial Development) District.
- Lot 5 has an approved zoning of PRD-2 (Planned Residential Development) District.
Lots 3 and 4 are not part of the Oread West Office Park Development Plan and are zoned M-1 (Research Industrial) District.
Review Comments from Departments/Agencies:
The following are review comments from the various departments which reviewed the final plat. 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. Need additional curve data for property boundary between Lots 1 and 5. (Revised)
2. Along Research Park Drive, replace 4’ wide sidewalk and broken/deflected 5’ wide sidewalk with 5’ wide sidewalk per current city standards. (Notified)
3. Along Wakarusa Drive and 15th Street, sidewalk needs to be reconstructed to 6’ wide as part of public improvement plans. (Notified, Applicant believes the sidewalk may already be 6’ wide along Wakarusa Drive, if so, the improvement plans should reflect that as an existing condition)
4. Need to provide for and accurately reflect cross access easements and shared access for both the existing and proposed development. (Plat has been revised to depict recorded cross access agreement between Lot 5, University Corporate and Research Park Subdivision and Lot 4 of this plat. In regard to Lot 1 and 2, the applicant refers to the Oread West Office Park Declaration of Covenants, Conditions, Restrictions and Declaration of Easements (Book 531, Page 415, Article Four, Item No. 4), which they state provides for shared access within the development.)
5. Include Book and Page Numbers for the 20’ Utility Easements on the west side of Lots 3 & 4. (Revised)
6. Reflect existing Drainage Easement provided by separate instrument (Check Book 828, Page 477), next to the north side of Lot 1. (Revised)
7. If possible, separate the Drainage Easements & Utility Easements next to the north side of Lot 1 (May not be possible with existing sanitary sewer). (Applicant believes it is not possible based upon the location of the existing sanitary sewer and the existing concrete lined ditch.)
8. Change the 10’ Utility Easement to reflect the existing 20’ Utility Easement on the west side of Lot 1 – adjacent to 15th Street. (Revised)
Stormwater Engineering:
1. Show the existing Drainage Easement (filed by separate instrument) related to the BG Office site plan. (Revised)
2. Show the existing DE to be vacated on Lot 5 and specify “vacated by this plat.” (Applicant’s Response: “A separate exhibit depicting existing, proposed easements and easements to be vacated is provided. Typically, easements to be vacated by the Final Plat are not shown, because the action of filing the replat vacates such easement.”)
Neighborhood Resources: No comment received.
Municipal Utilities: No comment received.
Parks/Forestry:
1. Please provide a Master Street Tree Plan – do not place trees in drainage easement on Wakarusa. (Notified)
2. Please show any existing trees to be utilized in this project and critical root protection as “No Dig” zones. (Notified, Applicant’s Response: “If applicable, Applicant will indicate existing trees to be saved with the Master Street Tree Plan.”)
Fire Department: No comment.
Police Department: Ok.
Sanitation Department: Ok.
Traffic Engineering:
1. Show all necessary access easements (Applicant’s Response: Plat has been revised to depict recorded cross access agreement between Lot 5, University Corporate and Research Park Subdivision and Lot 4 of this plat. In regard to Lot 1 and 2, the applicant refers to the Oread West Office Park Declaration of Covenants, Conditions, Restrictions and Declaration of Easements (Book 531, Page 415, Article Four, Item No. 4), which they state provides for shared access within the development.)
2. Not Bob Billings Parkway yet (name conversion will be as of August 1, 2004). (Revised)
Westar Energy:
1. Any relocation of existing electrical facilities will be at the developer’s expense. (Notified)
Aquila, Inc: No comment received.
Southern Star Central Gas: No comment received.
Southwestern Bell:
1. Developer will be responsible for cost of moving any existing utilities. (Notified)
Sunflower Cablevision: No comment received.
Planning Department:
1. Please identify which easements to be vacated by this plat. (Applicant’s Response: “A separate exhibit depicting existing, proposed easements and easements to be vacated is provided. Typically, easements to be vacated by the Final Plat are not shown, because the action of filing the replat vacates such easement.” The applicant has also provided a separate exhibit showing the easements to be vacated by the plat. See attached.)
2. Correctly show drainage easement across all lots. Some existing easements may need to be vacated/abandoned. (Revised)
3. Please show all existing and any proposed cross access easements and shared access easements. (Applicant’s Response: Plat has been revised to depict recorded cross access agreement between Lot 5, University Corporate and Research Park Subdivision and Lot 4 of this plat. In regard to Lot 1 and 2, the applicant is refers to the Oread West Office Park Declaration of Covenants, Conditions, Restrictions and Declaration of Easements (Book 531, Page 415, Article Four, Item No. 4), which they state provides for shared access within the development.)
4. Show the existing 50’ building setback from centerline of Gas Line Easement. (Revised)
STAFF REVIEW
Please note: An approved Preliminary Development Plan also acts as a preliminary plat. The revised Preliminary Development Plan/Preliminary Plat was approved by the Planning Commission on January 28, 2004 and the City Commission on February 17, 2004.
The request is for final plat approval of Oread West Office Park, an industrial/residential subdivision within an approved Planned Unit Development and two adjacent lots. The site is located at the northwest corner of Wakarusa Drive and W. 15th Street (Bob Billings Parkway).
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 No. 28 on the approved Preliminary Development Plan states, “Public improvement plans for waterline, storm and sanitary sewer will be submitted to Public Works prior to the filing of the Final Development Plan at the Register of Deeds.”
ACCESS/STREETS
The applicant has signed an agreement not to protest a benefit district for signalization and geometric improvements for the intersection of Research Park Drive and 15th Street (Bob Billings Parkway).
Please note that the plat carries forward previous access restrictions for property (Lots 1 & 2 and 3 & 4) from previous plats.
Note No. 2 granting the city a temporary right of entry to plant the required street trees should be removed, as it will not apply to M-1, PID, or PRD property.
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 Oread West Office Park, 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: