PUBLIC HEARING ITEM:
ITEM NO. 11: REVISED PRELIMINARY DEVELOPMENT PLAN FOR OREAD WEST PLANNED RESIDENTIAL PARK; W. 15TH STREET AND EAST OF RESEARCH PARK DRIVE (PGP)
PDP-05-06-04: Revised Preliminary Development Plan for Oread West Planned Office Park. This property contains 16.893 acres and the revised proposal is for five residential buildings with a range of units containing 65 - 75 dwelling units. The property is generally located north of W. 15th Street and east of Research Park Drive. Submitted by Landplan Engineering for W. David Kimbrell (contract purchaser) and Bobwhite Meadow LP, Mabet #1, and Hi-Tech Facility Investors, are property owners of record.
Request: The applicant desires the flexibility to be able to convert a maximum of up to ten of the previously approved 3-bedroom residential loft dwelling units to separate 1 and 2-bedroom units.
SITE/PROJECT SUMMARY:
Net Residential Area: 7.9 acres
Number of Condominium Lofts: 75 maximum number of Dwelling Units
Number of Bedrooms: 165 Bedrooms
Max. Density per approved zoning 10 Dwelling Units/Net Residential Acre
Proposed Max. Residential Density 9.5 Dwelling Units/Net Residential Acre
Common Open Space Required: 20%- Residential PUD
Common Open Space Provided: 59+% Residential PUD
Number of Residential Structures: Five 3-story Condominium Loft Buildings, 1 Clubhouse,
1 Swimming Pool
Required Residential Parking 133 Parking Spaces
Provided Residential Parking 163 Parking Spaces
STAFF REVIEW
On April 28, 2004, the Lawrence-Douglas County Planning Commission approved the Final Development Plan for Oread West Office Park Planned Industrial/Residential Development. The residential component included a total of 65 dwelling units within 5 residential loft buildings (13 residential dwelling units each).
On May 19, 2004, the applicant requested the flexibility to modify up to ten of the 3-bedroom units into separate 1 and 2 bedroom units (see attached letter). This would increase the maximum number of dwelling units to 75.
Dwelling Units
Increases from previously approved 65 dwelling units to a maximum of 75 dwelling units.
Bedrooms
Total number of bedrooms will remain the same at 165 bedrooms (Up to ten of the 3-bedroom units converted to separate 1 and 2-bedroom units).
Parking Spaces
Required number of residential parking spaces will increase from 128 parking spaces to 133 parking spaces. The provided 163 residential parking spaces did not change.
Density
The residential density increases from 8.2 dwelling units/net residential acre to 9.5 dwelling units/net residential acre. The approved PRD-2 zoning allowed a maximum of 10 dwelling units per net residential acre for this planned unit development.
Putting Green
The revised plan also removes the putting green from the east side of the clubhouse and replaces it with turf.
Revised Preliminary Development Plan
Per Section 20-1013(b), this item is coming back before the Planning Commission as a revised Preliminary Development Plan because the proposed 15% increase in the residential density exceeds the 5% increase which could be found to be in substantial compliance with the plan previously given preliminary approval.
The revised Preliminary Development Plan would then be forwarded to the City Commission for their approval. A revised Final Development Plan could be administratively approved following the City Commissions action on the revised Preliminary Development Plan.
STAFF RECOMMENDATION
Planning Staff recommends the Planning Commission forward the Revised Preliminary Development Plan to the City Commission with a recommendation for approval.
ATTACHMENT A
CALCULATIONS
DENSITY SUMMARY per Section 20-1007(A)
Total maximum number of Condominium Loft Dwelling Units proposed = 75
Net Residential Area = 7.93 Acres
Maximum dwelling unit density per net residential acre = 75 Units/7.93 Acres = 9.5 DU/Acre.
Maximum Density per condition of approved PRD-2 zoning of the residential portion of this PUD = 10 Dwelling Units per Acre.
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PARKING SUMMARY Parking Use Group 2 Section 20-1212
Residential - Total Parking Required (at maximum DU proposed):
10 one-bedroom lofts x 1.5 parking spaces = 15.0 parking spaces required
45 two-bedroom lofts x 1.5 parking spaces = 67.5 parking spaces required
15 three-bedroom lofts x 2.5 parking spaces = 37.5 parking spaces required
5 four-bedroom lofts x 2.5 parking spaces = 12.5 parking spaces required
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75 Condominium Lofts - (165 Bedrooms) 133 parking spaces required
Total Residential Parking Provided:
Total underground parking stalls = 125
Total surface parking stalls = 32
Total surface handicap parking provided = 6
Total Residential Parking Provided = 163 parking spaces provided
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Common Open Space Per Section 20-1006(g) & 20-1008.5.
Residential Common Open Space Required 20%
Common Open Space Provided = 204,022 SF Pervious/345,406 SF Residential Area = 59%+
Industrial Common Open Space Required 15%
Common Open Space Provided = 162,653 SF Pervious/390,510 SF Industrial Area = 41%+
ATTACHMENT B
Review Comments from Departments/Agencies:
The following are review comments from the various departments which reviewed the project. In most cases, the applicant has either revised the development plan 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. Will need to submit future public improvement plans (sanitary sewer, stormwater, waterline, etc.)(Notified)
2. Total entrance width is 18 x 2 = 36 which is greater than the 30 maximum. (Planning Note: entrance design approved with prior revised Preliminary Development Plan.)
3. Need to provide 25 minimum 2-way aisle width at entrance drives to underground parking garage (Planning Note: entrance design approved with prior revised Preliminary Development Plan.)
Stormwater Engineering: No comment received.
Neighborhood Resources: No comment received.
Municipal Utilities:
1. Water line front footage fee due.
2. Provide water line plans. These plans must be submitted for approval and signatures from the fire and utilities departments before building permits are issued.
Parks/Forestry: No comment.
Fire Department:
1. All buildings will need to have sprinkler systems installed.
Police Department: No comment received.
Sanitation Department: No comment received.
Traffic Engineering: No comment.
Westar Energy: No comment received.
Aquila, Inc: No comment received.
Southern Star Central Gas: No comment received.
Southwestern Bell: No comment received.
Sunflower Cablevision: No comment received.
Planning Department:
1. Please include a calculation on the proposed maximum residential density for the project. (Zoning approval allowed a maximum of 10 dwelling units per net residential acre.)(Revised)