PLANNING COMMISSION REPORT SUMMARY

Non-Public Hearing Item

PC Staff Report

06/20/05

ITEM NO 1: FINAL PLAT FOR LAKE ESTATES AT ALVAMAR; NORTHEAST CORNER OF 22^ND TERRACE AND LAKE POINTE DRIVE (SLD)

SUMMARY

PF-04-14-05: Final Plat for Lake Estates at Alvamar. This proposed 35-lot single-family residential subdivision contains approximately 12.584 acres. The property is generally described as being located at the northeast corner of 22^nd Terrace and Lake Pointe Drive. Submitted by Peridian Group, Inc., for Lakes Estates at Alvamar, LLC, property owner of record.

STAFF RECOMMENDATION: Staff recommends approval of PF-04-14-05 the Final Plat of Lake Estates at Alvamar and forwarding it to the City Commission with a recommendation for acceptance of easements and rights-of-way subject to the following conditions:

1. Remove general note #1.

2. Revise signature block for Planning Commission Chairman.

3. Provision of a revised Final Plat to include note with deed book and page reference for off-site drainage and utility easements along the east property line.

4. Provision of a revised Final Plat to include the following note: “The property shall participate in a City of Lawrence special assessment benefit district for the acquisition and construction of a street to N. 902 Road.”;

5. Submission of public improvement plans per approval of the Public Works Department prior to recording of the Final Plat with the Register of Deeds Office, for all public utilities, streets, and pedestrian connections;

6. Provision of a revised Final Plat to include a note regarding right-of-entry for planting of street trees;

7. Provision of a revised Final Plat to include a note regarding soil testing;

8. Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations.

9. Execution of a Temporary Utility Agreement;,

10. Provision of the following fees and recording documentation:

a. Copy of paid property tax receipt;

b. Recording fees made payable to the Douglas County Register of Deeds;

c. Provision of a master street tree plan.

d. Provision of street sign fees.

Applicant’s Reason for Request:

Requirements prior to residential development of subject property.

KEY POINTS

· Plat approval required prior to publication of annexation and rezoning ordinances.

SUBDIVSION CITATIONS TO CONSIDER

· No significant subdivision design considerations are outstanding.

ASSOCIATED CASES/OTHER ACTION REQUIRED

· Z-10-50-04 A-1 to RS-1 District. Approved by City Commission on 3/15/05 subject to annexation.

· Z-10-51-04 A-1 to RM-D District. Action divided to Z-10-51A-04 and Z-10-51B-04. Approved by City Commission to RS-2 District on 3/15/05 subject to annexation.

· A-10-05-04 Annexation of 13.362 acres. Annexation authorized by the City Commission on 3/29/05, ordinance is pending.

· PP-10-26-04; approved by Planning Commission on 4/25/05; included variance for cul-de-sac length until such time as surrounding street network is extended.

· Previous Plat References -- Yankee Tank Subdivision and Lake Estates Subdivisions

· Development of a service delivery plan for entire area; initiated.

· Development of a neighborhood plan for entire area; initiated.

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

· None received to date.

NON-PUBLIC HEARING ITEM:

PC Staff Report

06/20/05

ITEM NO. 1:

FINAL PLAT FOR LAKE ESTATES AT ALVAMAR; NORTHEAST CORNER OF 22^ND TERRACE AND LAKE POINTE DRIVE (SLD)

SUMMARY

GENERAL INFORMATION

Current Zoning and Land Use:

A-1 (Suburban Home Residential) District; platted, existing, undeveloped rural residential lots. Pending publication of RS-1 (Single-Family Residence) District and RS-2 (Single-Family Residence) District subject to annexation and final platting of subject property.

Surrounding Zoning and Land Use:

A-1 (Suburban Home Residential) District to the north and west; existing rural residential homes.

RS-E (Single-Family Residence Estate) District to the east and southeast; (The Sanctuary, Plat not recorded)

PRD-1 (Planned Residential) District to the southeast; (The Ridge at Alvamar, Plat and Development Plan not recorded)

RM-1 (Multiple-Family Residence) District to the south; developing 4-plex housing.

RM-2 (Multiple-Family Residence) District to the southwest; undeveloped.

Site Summary
Number of Lots:	35 lots
Gross Area:	12.58 acres
Minimum Lot Size:	7,936 SF (Lot 34)
Average Lot Size:	11,952 SF
Maximum Lot Size:	24,512 SF (Lot 19)
Rights-of-way:	2.545 acres
Tract A:	3,847 SF (.088 acres) center island of 22^nd Court To be maintained by homeowners association.

STAFF REVIEW

The subject property is adjacent to the existing city limits on the south and east sides. The site is undeveloped. The Preliminary Plat was approved by the Planning Commission in December 2004 subject to zoning and annexation approval by the City Commission. The Preliminary Plat was revised in April 2005 to address continued neighborhood input and City Commission discussion related to land use transition. Steep slopes and significant vegetation characterize this area. The proposed plat includes 35 single-family residential lots.

Utility and Drainage Easements

The Final Plat includes general utility, drainage, and pedestrian easements to serve this development. A pedestrian easement is located at the east end of 22^nd Street providing connection to a residential area to the east. A pedestrian connection is also provided from Cove Court, between Lots 10 and 11, to E 920 Road. City Staff recommends the sidewalk be constructed with the public improvement plans so that the sidewalk is in place prior to residential ownership and occupancy. The applicant has suggested that money be escrowed for this purpose and constructed when E 920 Road is improved in the future.

Staff recommends the sidewalk extend around the cul-de-sac portions of the streets to connect the pedestrian pathways to the interior sidewalk system. This will facilitate the internal connectivity and provide a direct link to the pathways rather than just ending in the street. This element should be included in the public improvement plans. Recording of the Final Plat is recommended to be subject to the submission and approval of public improvement plans prior to recording.

The Preliminary Plat shows the lot arrangement of the abutting subdivisions to the east, The Sanctuary at Alvamar and the Ridge at Alvamar, along with corresponding easements. These subdivisions have been approved, but are not yet recorded. The multi-family development approved to the south of the subject property includes a drainage easement (off-site) that will conduct flow to the northeast of the subject property. Utility easements that are shown off-site must include relevant data for the establishment of the easements either by the plat or by separate instrument as appropriate.

Streets and Access

No direct connection to E 920 Road is proposed. The plat does include ½ right-of-way dedication for the continuation of E 920 Road to Lake Pointe Drive. The Final Plat includes a 10’ vacation of the right-of-way at the north end of the subject property along E 920 Road. The right-of-way reduction will not affect the ability to maintain the current road segment, but will shift the southernmost portion of the road center-line to the west. As the area is annexed and redeveloped existing county roads should be upgraded to city standards.

A condition of the Annexation as established by the City Commission was the requirement that the property owner execute an agreement not to protest a benefit district regarding the extension or connection of Lake Pointe Drive to the west. Therefore this agreement is not required with the Final Plat. However, it was recommended that a note be added to the face of the Final Plat that states: “The property shall participate in a City of Lawrence special assessment benefit district for the acquisition and construction of a street to N. 902 Road.” This language will further notify property owners of the obligation and expectation of participation on the future improvement.

Tract A is an interior island located within the surrounding right-of-way for 22^nd Street. This is an element that has been shown throughout the development process. City Staff has noted that in the long term landscape islands, such as these, are not successfully cared for by homeowner’s associations. The City is in the process of drafting a policy to address such improvements. The street design is consistent with the approved Preliminary Plat for the subject property.

Zoning and Lot Orientation

The City Commission approved rezoning requests for single-family detached residential development subject to annexation and platting of the property. Approval of the Final Plat will allow the annexation to proceed. Upon recording of the Final Plat and publication of the annexation the zoning ordinances shall be published.

Summary

The proposed lots exceed the minimum area requirements for the proposed zoning districts. An annexation ordinance must still be published prior to completing the subdivision process. Likewise, zoning ordinances for the RS-1 (Single-Family Residence) District and RS-2 (Single-Family Residence) District are required. These actions were made contingent upon approval of a subdivision plat prior to publication to assure the design of the development complied with land use expectations discussed by the City Commission.

Public improvement plans for the street and utilities serving the development are also required. As part of the public improvement plans, staff recommends the pedestrian connections be constructed with the initial phase of the development. The receiving points for both E 920 road and the development to the east (the Ridge at Alvamar) may not be developed to city standards at this time, but the sidewalk connection with the development will not allow for future protest of the improvement. There are multiple examples in the community where sidewalks start and stop. Connections are completed as each adjoining property is developed or redeveloped.

A condition of the annexation was the execution of an agreement not to protest the formation of a benefit district for street and sidewalk improvements for Lake Pointe Drive. Since that agreement is a condition of the annexation it is not necessary to include it as a condition of the Final Plat. The Final Plat complies with Preliminary Plat.

1. Remove general note #1;

2. Revise signature block for Planning Commission Chairman;

3. Provision of a revised Final Plat to include note with deed book and page reference for off-site drainage and utility easements along the east property line;