NON-PUBLIC OR PUBLIC HEARING ITEM:

PLANNING COMMISSION REPORT SUMMARY

ITEM NO. 12B: FINAL PLAT FOR INVERNESS PARK PLAZA ADDITION NO. 5, A REPLAT OF LOT 2 & LOT 3, BLOCK ONE, INVERNESS PARK PLAZA ADDITION NO. 1; SOUTHEAST CORNER OF CLINTON PARKWAY & INVERNESS DRIVE (JLT)

SUMMARY

PF-09-29-04: Final Plat for Inverness Park Plaza Addition No. 5, a replat of Lot 2 and Lot 3, Block One, Inverness Park Plaza Addition No. 1. This proposed retirement development contains approximately 25.976 acres and is located at the southeast corner of Inverness Drive and Clinton Parkway. Submitted by Landplan Engineering, P.A., for Inverness Park Limited Partnership, property owner of record.

STAFF RECOMMENDATION: Planning Staff recommends approval of PF-09-29-04, Final Plat for Inverness Park Plaza Addition No. 5 and forwarding it to the City Commission for acceptance of easements and rights-of-way, subject to the following conditions:

1. Revise final plat to provide lot configuration to meet dwelling unit density requirement for RO-1B zoning for the independent living portion of the development.

2. Provision of the following fees and recording documentation:

Current copy of paid property tax receipt at the time of submittal of the final plat for filing;
Recording fees made payable to the Douglas County Register of Deeds; and
Submittal and approval of a Master Street Tree Plan.

3. Execution of a Temporary Utility Agreement.

4. Submittal of public improvement plans to Public Works Department prior to filing of the final plat.

5. Revise final plat to show existing rights-of-way on 24^th Place and Inverness Drive.

6. Pinning of the lots in accordance with Section 21-302.2.

7. As per UPR Layout and Landscape Plan, add note, “Revised 100 Year Floodplain Line – LOMR (2003)” to final plat.

8. Provide Minimum Exterior Building Opening (MEBO) information.

Add the following notes to the final plat:

9. No fences or obstructions shall be constructed within dedicated drainage easements.

10. Any additional easements determined to be required during the engineering of public improvements for each phase shall be dedicated through separate instrument.

11. The existing tree line in the Clinton Parkway right-of-way shall be preserved.

12. All designated collector streets to have 6’ width concrete walks on both sides per City of Lawrence standards.

Applicant’s Reason for Request:

Final plat tied to proposed construction of retirement facility consisting of independent and assisted living, skilled nursing, dementia care, and two-unit villas.

ASSOCIATED CASES/OTHER ACTIONS

UPR-09-04-04: Use Permitted upon Review, also on the 10/27/04 Planning Commission agenda.

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

No public comment received.

NON-PUBLIC HEARING ITEM:

SUMMARY

GENERAL INFORMATION

Current Zoning & Land Use: RO-1B (Residence-Office) District; vacant and undeveloped.

Surrounding Zoning and Land Use: To the north: RM-1 (Multiple-Family Residence) District - townhomes and school; PRD-2 (Planned Residential) District – townhomes; and RO-2 Residence-Office) District – residence and animal clinic.

To the east: RO-1B (Residence-Office) District; vacant and undeveloped.

To the south: PRD-2 (Planned Residential) District; apartment complex and vacant, undeveloped land.

To the west: RM-1 (Multiple-Family Residence) District; duplexes.

Site Summary

Existing # of Lots: 3 Lots, Block One, Inverness Park Plaza Addition No. 1

Gross Area: 1,131,513 sq. ft. /25.9 acres

Proposed # of Lots: 5 Lots, Inverness Park Plaza Addition No. 5

Gross Area: 1,131,599 sq. ft. /25.9 acres

Lot 1: 253,300 sq. ft./5.812 acres

Lot 2: 288,287 sq. ft./6.618 acres

Lot 3: 185,480 sq. ft./4.248 acres

Lot 4: 230,318 sq. ft./5.287 acres

Lot 5: 174,214 sq. ft./4.000 acres

Easements dedicated: As shown on final plat.

Rights-of-Way: 60’ R/W along 24^th Place.

STAFF REVIEW

PF-09-29-04 is a Final Plat for Inverness Park Plaza Addition No. 5, a replat of Lot 2 and Lot 3, Block One, Inverness Park Plaza Addition No. 1. The replat has been submitted in conjunction with the construction of the Fountains Retirement Center, a retirement facility consisting of independent and assisted living, skilled nursing, dementia care, and two-unit villas. Inverness Park Plaza Addition No. 1, which was platted in 2000, consists of Block 1 (Lots 1-3) and Block 2 (Lots 1-3).

The utility easement on the original plat will be vacated with this plat. A number of new utility easements, drainage easements and access easements are dedicated with this plat. The replat will create five lots from existing Lots 2 and 3, Inverness Park Plaza Addition No. 1. The applicant has configured the replat based on future ownership of uses: assisted living/dementia and skilled nursing – Lot 1; independent living and clubhouse – Lot 2; two-unit villas (7 buildings) – Lot 3; and two-unit villas (19 buildings) – Lot 4. Lot 5 is not proposed for development at this time.

Density

Lot 2 proposes the construction of 100 independent living units in four separate buildings. Lot 2 has a total acreage of 6.618 acres, which represents a proposed density of 15.11 dwelling units per acre, which exceeds the 12.44 dwelling units per acre permitted in the RO-1B District. Lot 3, which proposes the construction of 22 units, is situated on 4.258 acres, which represents a proposed density of 5.166 dwelling units per acre. As a result, Planning Staff recommends that Lots 2 and 3 be combined on the associated final plat -- 122 units on 10.876 acres, which represents a total density of 11.21 dwelling units per acre.