Public Hearing Item
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PLANNING COMMISSION REPORT SUMMARY |
ITEM NO. 8: PRELIMINARY DEVELOPMENT PLAN FOR HUTTON FARMS WEST; NORTH OF PETERSON ROAD & EAST OF MONTEREY WAY (SLD)
PDP-12-12-04: Preliminary Development Plan request for Hutton Farms West. This proposed planned residential development contains 159 units and is approximately 38.423 acres. The property is generally described as being located north of Peterson Road and east of Monterey Way. Submitted by Paul Werner Architects for North Forty L.C., property owners of record. This item was deferred by the applicant from the January Planning Commission meeting.
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STAFF RECOMMENDATION: Planning staff recommends approval of the Preliminary Development Plan and forwarding it to the City Commission with a recommendation for approval, based upon the findings of fact presented in the body of the Staff Report subject to the following conditions:
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Reason for Request: |
To allow for planned residential development. |
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KEY POINT Surrounding area is developing with a variety of residential uses. |
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FACTORS TO CONSIDER Conformance with the purpose and intent of Planned Unit Developments (Section 10-1001).
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ASSOCIATED CASES/OTHER ACTION REQUIRED · Final Development Plan and Subdivision Plat to be submitted in future. · Z-09-43-05; Approved by City Commission 11/16/04 subject to approval of a PDP and recording of final plat prior to publication. |
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING 1. No received |
PUBLIC HEARING ITEM:
ITEM NO. 6: PRELIMINARY DEVELOPMENT PLAN FOR HUTTON FARMS WEST; NORTH OF PETERSON ROAD & EAST OF MONTEREY WAY (SLD)
PDP-12-12-04: Preliminary Development Plan request for Hutton Farms West. This proposed planned residential development contains 159 units and is approximately 38.423 acres. The property is generally described as being located north of Peterson Road and east of Monterey Way. Submitted by Paul Werner Architects for North Forty L.C., property owners of record. This item was deferred by the applicant from the January Planning Commission meeting.
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Current Zoning and Land Use: |
Pending PRD-2(Z-09-32-04); City Commission approved on 2/16/04 Current Zoning is RS-2 (Single-Family Residence District). |
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Surrounding Zoning:
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RS-2 (Single-Family Residence District) to the north and west; developing single-family residential homes.
RS-1 (Single-Family Residence) District to the south; developing single-family residential homes.
PRD-2 (Planned Residential District) to the east; developing mixed residential development. |
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Site Summary: | |
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Gross Area: ROW: |
38.4 acres 1.5 acres |
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Lot 1 Lot 2 Tract A Net Area: Proposed Density |
20.448 acres 16.46 acres (14.646 acres net) 1.81 acres 35.1 acres [less ROW and Tract A] 5.6 dwelling units [based on a total of 202 units] |
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Total number of residential units: Phase I Phase II |
202 total units [per general notes] 100 units 4.8 du/acre 102 6.9 du/acre |
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Housing by Type: Phase I Phase II |
Mixed residential Single Family detached Not specified |
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Total parking required: |
200 spaces for phase I (at 2 spaces per dwelling) 204 spaces minimum for phase II depending on housing type. |
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Total parking provided: |
Single-family dwellings include garage & driveway parking. |
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Open space required: |
7.38 acres required at 20% of land area devoted to residential land use (36.0) |
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Total open space provided: Open space provided in Phase I:
Total Phase I: |
21.4 acres 1.8 acres (tract A) .30 acres (NE corner) of Daylily Drive and Alex Lane 4.47 acres (rear yard areas and peripheral setback) 6.57 acres |
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Open space provided in Phase II:
Subtotal Phase II: |
3.15 acres (Natural area) 1.06 acres (pedestrian path along north property line) 4.21 [Undetermined acreage within Phase II to be determined with revised preliminary development plan for that phase]. |
The proposed Preliminary Development Plan for Hutton Farms West has been evaluated based upon the following suggested findings of fact and conclusions outlined in Section 20-1010.1 of the Zoning Ordinance for the City of Lawrence:
1) In what respects the plan is or is not in general conformity with the provisions of the Comprehensive Plan of the City.
An evaluation of the conformance of this preliminary development plan with the City's Comprehensive Plan is based on the goals, policies and recommendations in Horizon 2020.
Residential density is defined in Horizon 2020 as reflecting a density of six or fewer dwelling units per acre for low-density development. The zoning approved for this property was made contingent upon approval of a development plan prior to publication. The proposed development request is consistent with the general land use recommendations found in the comprehensive plan.
Horizon 2020 also recommends that land use transition be provided between low density and more intensive land uses to ensure compatibility. The subject property is bounded on the south and west by arterial and collector streets respectively that must be improved to service this development and the surrounding area.
The area to the north and west is a developing single-family neighborhood (Stonegate Subdivision and Monterey Bluffs). Detailed landscaping for this transition area is not provided at this time. The western half of the proposed development is designed in a conventional single-family residential layout with private streets that connect directly to the abutting public street network. The eastern half of the development is undefined with the exception of the street and sidewalk layout. A revised preliminary development plan for this phase will be required and is expected to transition between the developed area to the east and the proposed single-family that makes up the western half of the subject property. It is anticipated that a mix of attached and detached housing similar to the area to the east will be proposed.
Staff Finding - The plan complies with the approved density for the development in terms of Horizon 2020 as originally presented in the staff report for Z-09-43-04. Developing single-family residences are located to the north (Stongegate Subdivision), west (Monterey Bluffs), and south of Peterson Road (Fall Creek Farms) of the subject property.
2) In what respects the plan is or is not consistent with the Statement of Objectives of Planned Unit Development.
The statement of objectives of Planned Unit Development is found in Section 20-1002 of the Zoning Ordinance:
(1) To promote and permit flexibility that will encourage innovative and imaginative approaches in residential, commercial, and industrial development which will result in a more efficient, aesthetic, desirable and economic use of the land while maintaining density and intensity of use consistent with the adopted Comprehensive Plan for the City;
An extensive pedestrian pathway system is provided within the development, augmented by sidewalks along both sides of the interior street network. Internal streets and dedicated open space areas provide a framework for establishing build and no-build areas within Phase II of the development.
(2) To promote development within the City that can be conveniently, efficiently and economically served by existing municipal utilities and services or by their logical extension;
Utilities can be extended as the area develops. Peterson Road is a designated minor arterial and Monterey Way is a collector street. These streets are currently being scheduled for construction and improvement. The conventional approach of the development allows for easier utility extensions to the property since easements will be provided along known or established rear lot lines when the property is final platted.
(3) To promote design flexibility including placement of buildings, and use of open space, pedestrian and vehicular circulation facilities to and through the site, and off-street parking areas in a manner that will best utilize potential on-site characteristics such as topography, geology, geography, size or proximity;
The plan provides extensive interconnected sidewalks throughout the interior of the development. The placement of multiple walks provides accessibility to amenities (pools, a club house and an athletic facility) that are located in the original Hutton Farms development to the east. Amenities are augmented by the provision of additional open space areas within the proposed development. Parking will be provided within garages and individual driveways for Phase I of the development. Additional review of off-street parking will be included for Phase II as the development plans is detailed.
(4) To provide for the preservation of historic or natural features where they are shown to be in the public's best interest including but not limited to such features as: drainageways, floodplains, existing topography or rock outcroppings, unique areas of vegetation, historic landmarks or structures.
A 3.15 acre area of existing vegetation will be retained in its natural state as part of the proposed development. No historic features of the property have been identified.
Staff Finding The proposed plan conforms to the statement of objectives as discussed above.
3) The nature and extent of the common open space in the Planned Unit Development, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and function of the common open space in terms of the densities and dwelling types proposed in the plan.
Staff Finding The development plan exceeds the minimum required open space. Much of the open space is provided in Phase II. A portion of the open area provided for Phase I is located within the rear yards of the individual lots and the peripheral setback. Additional open areas are located along the north property line and in the natural area that separates Phase I and II. Pedestrian connections are provided throughout the development.
4) Whether the plan does or does not make adequate provisions for public services, provide adequate control over vehicular traffic, and further the amenities of light and air, recreation and visual enjoyment.
Staff Finding Benefit districts have been established for the abutting public street network (Peterson Road and Monterey Way). Monterey Way will be required to be improved prior to development of the subject property. Multiple amenities are available within this overall development and pedestrian paths are provided throughout the proposed development provides connection to the development to the east and to the abutting public streets.
5) Whether the plan will or will not have a substantial adverse effect on adjacent property and the development or conservation of the neighborhood area.
Staff Finding The proposed development is comparable to the conventional platted subdivisions to the north and west. The eastern portion of the development will provide a transition between the existing development to the east and the individual lots within the first phase of this development. A large open space along the north end also provides a separation and transition between the RS-2 (Single-Family Residence) District area to the north and the proposed development.
6) In what respects the plan is or is not in conformance with the development standards and criteria of this article.
a) The general development standards pertaining to all planned unit developments are found in Section 20-1006, "General Development Standards - Planned Unit Developments," of the Zoning Ordinance. Specific development standards for Planned Commercial Developments are listed in Section 20-1007, "Development Standards - Planned Residential Developments".
Based on the above analysis, the proposed Preliminary Development Plan adheres to Sections 20-1006 and 20-1007 of the Zoning Ordinance.
b) Preliminary Development Plan requirements are listed in Section 20-1010, "The Preliminary Development Plan".
Planned Residential Developments require a minimum 10 building separation and/or 10 setback from interior side yard setback from property lines. The proposed development plan includes a request to reduce the side yard setback from 10 to 5 for Phase I. The proposed development plan complies with the minimum design standards with the exception this element.
Staff Finding The development plan is in conformance with the development standards and criteria of this article.
7) In what respects the plan is or is not in compliance with the requirements for application for tentative approval of the Planned Unit Development.
Section 20-1005, "Development Standards and Criteria," in the Zoning Ordinance states: (a) A plan that is consistent with (1) the "Statement of Objectives for Planned Unit Development," (2) the adopted Comprehensive Plan of the City, (3) the development standards set out herein, and (4) any specific rules and regulations for Planned Unit Developments adopted from time to time by the Planning Commission and City Commission and placed on public record in the office of the City Clerk shall be deemed to be qualified for tentative approval. No such rules and regulations shall be revised or added to so as to be applicable to a specific proposal for a Planned Unit Development after an application for tentative approval has been filed by the landowner or his or her agents.
Staff Finding As discussed in the body of this report, the development plan is consistent with the minimum code requirements.
8) The sufficiency of the terms and conditions proposed to protect the interest of the public and the residents of the Planned Unit Development in the case of a plan that proposes development over a period of years.
Staff Finding - The proposed development plan indicates that this will be a two-phased development. The intent is to develop the western portion first. Certain elements, such as the detention pond will be completed with the initial phase.
9) Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.
Staff Finding The City Stormwater Engineer has reviewed and approved the proposed drainage study. Easements for stormwater facilities will be dedicated when the property is final platted.
The subject property is located on the northeast corner of Peterson Road (an arterial street) and Monterey Way (a collector street). The proposed development will occur in two phases. Phase I is proposed as an individual lot (for sale) development including private streets and sidewalks on both sides. Phase II is shown with the interior street network, pedestrian paths, and dedicated open spaces. Density is also established for this phase. Building location and arrangement are not proposed at this time. A revised preliminary development plan would be required prior to development for that phase.
Waivers (PUDs)
The proposed development plan includes a request for a reduction of the required side yard from 10 to 5 for Phase I of the development. This reduction is consistent with previous approvals for similar residential developments that include individual lots within a planned unit development. Staff concurs with request.
Access to the proposed development is provided from Monterey Way on the east, Daylily Drive to the north, and an extension of Hutton Way to the east through the existing development. Interior streets are private but must be designed and constructed to minimum city standards.
Per the approval of the zoning, the density of this development is limited to 7 dwelling units per acre. The proposed density is 5.6 dwelling units per acre, well within the acceptable range. The western portion of the development is designed and intended for single-family detached housing on individual lots. The eastern portion is undefined and will require a revised preliminary development plan prior to development. The plan notes that maximum density for this phase would not exceed 7 dwelling units per acre and will include a maximum of 102 units. This is consistent with the overall density of the project. Staff does not recommend that this phase include apartment type units. Duplex and limited triplex units may be acceptable depending on building arrangement. Staff recommends the development plan be revised to include a note limiting the building type for Phase II.
The proposed development plan includes a substantial natural area to be utilized as part of the open space requirements. This area should be protected during development and is not intended to be disturbed including the extension of utilities. This area should include more specific protection details as part of the final development plan.
Utilities
Utility extension will be required and dedication of necessary easements must be provided. The subject property is encumbered by an exclusive gas line easement across the north portion of the property. An encroachment agreement will be required for improvements within the easement area. The applicant was advised of these issues during the review of this proposed development.
The stormwater plan indicates that the detention pond will be provided in Phase I of the development. The City Stormwater Engineer has reviewed and approved the proposed stormwater plan. He has indicated easements will be required along with public improvements plan. Notes must be included on the final plat and on the final development plan. The applicant has been notified of these elements.
Conclusion
The proposed development is designed to provide multiple levels of vehicular and pedestrian connection between the subject property and the abutting developments to the north and west.
Staff noted that an additional pedestrian connection between Phase I and Phase II should be provided in the central portion of the development between Daylily Drive and Hutton Way to provide both an additional connection to the amenities to the east and connectivity to the natural area in the center of the development.
This plan is somewhat conceptual in nature and additional details such as screening, location of trash enclosures, easement dedication, etc. will continue to be reviewed as part of a Final Development Plan. A Final Plat is also required. The applicant should be advised that a typical residential detail will be required to show building footprint and driveway depth and width with the Final Development Plan.
Waiver Recommendation: Staff recommends approval of the following setback reduction:
1. Reduction of the required side yard from 10 to 5 for Phase I.
Recommendation: Planning Staff recommends approval of the Preliminary Development Plan for Hutton Farms West and forwarding it to the City Commission with a recommendation for approval based on the findings in the body of the staff report and subject to the following conditions:
1. Provision of a revised preliminary development plan to provide a pedestrian connection between Daylily drive and Hutton Way per staff approval;
2. Provision of a note on the face of the development plan that states the use of the clubhouse and activity buildings located in Hutton Farms (East) is restricted to use of these residents and their guests;
3. Provision of a revised site summary and parking summary as noted in the staff review;
4. Provision of a note on the face of the Preliminary Development Plan that prohibits structures larger than a tri-plex type building located in Phase II apartment type building located in Phase II.