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PLANNING COMMISSION REPORT SUMMARY Public Hearing Item |
PC Staff Report 06/22/2005
ITEM NO 15: PRELIMINARY DEVELOPMENT PLAN FOR PARK WEST GARDENS; NORTH OF OVERLAND DRIVE BETWEEN EISENHOWER DRIVE AND E 1000 (QUEENS) ROAD (PGP)
PDP-05-04-05: Preliminary Development Plan for Park West Gardens. This proposed 70-unit multiple-family residential subdivision contains approximately 5.652 acres. The property is generally described as being located north of Overland Drive between Eisenhower Drive and E 1000 (Queens) Road. Submitted by Paul Werner Architects for Castle Rock, LC, property owner of record.
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STAFF RECOMMENDATION: Staff recommends the Planning Commission forward the Preliminary Development Plan for Park West Gardens to the City Commission with a recommendation for approval based upon the findings listed in the Staff Report, subject to the following conditions:
1. Provision of the following revisions to the Development Plan: a. Modify note no. 2.6 to, “A photometric plan will be submitted for approval with the Final Development Plan.” b. Modify note no. 2.15, change “liscensed” to “licensed”. c. Include a 5’ wide sidewalk along the west side of Eisenhower Drive. 2. Provision of the following note on the face of the Development Plan: a. “Public improvement plans will be submitted to Public Works before the Final Development Plan is filed at the Register of Deeds.” 3. Execute an Agreement Not to Protest the Formation of a Benefit District for Improvements to Queens Road and to the intersection of Queens Road/Overland Drive. |
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Applicant’s Reason for Request: |
Preliminary Development Plan Application. |
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KEY POINTS · The property has previously been platted and is zoned PRD-2 (Planned Residential Development.) · Existing infrastructure is in the immediate area (streets, municipal water, sanitary sewer, stormwater improvements). · The property to the north is zoned for duplexes, with recent construction on approximately half of the adjoining lots.
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ASSOCIATED CASES/OTHER ACTION REQUIRED · Preliminary Development Plan [PDP-05-04-05] approval by City Commission · Final Development Plan approval by Planning Commission · Submittal of public improvements plans to Public Works · Recording of Final Development Plan at Register of Deeds Office
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING
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PUBLIC HEARING ITEM:
PC Staff Report 06/22/2005
ITEM NO 15: PRELIMINARY DEVELOPMENT PLAN FOR PARK WEST GARDENS; NORTH OF OVERLAND DRIVE BETWEEN EISENHOWER DRIVE AND E 1000 (QUEENS) ROAD (PGP)
PDP-05-04-05: Preliminary Development Plan for Park West Gardens. This proposed 70-unit multiple-family residential subdivision contains approximately 5.652 acres. The property is generally described as being located north of Overland Drive between Eisenhower Drive and E 1000 (Queens) Road. Submitted by Paul Werner Architects for Castle Rock, LC, property owner of record.
GENERAL INFORMATION
Current Zoning and Land Use: PRD-2 (Planned Residential) District; undeveloped.
Surrounding Zoning and Land Use: RM-D (Duplex-Residential) District to the north; duplex units being built.
PRD-2 (Planned Residential) District to the east; undeveloped.
RM-1 (Multiple-Family Residential) District to the south; approved Overland Pointe townhouses – undeveloped.
A (Agricultural) District to the southeast and west; undeveloped.
Reason for Request: Development of multi-family residential for rental purposes.
SITE/PROJECT SUMMARY:
Legal: Block One, Lot 64, Park West Subdivision, City of Lawrence, Douglas County, Kansas.
Gross Area: 5.652 Gross Acres
Net Residential Area: 5.652 Net Residential Acres
Number of Residential Structures 9 Multiple-family Residential Buildings
Number of Dwelling Units: 70 Dwelling Units (32-One Bdrm., 38-two Bdrms.)
Number of Bedrooms: 108 Bedrooms
Drainage Easement Area: 0 acres – (Approved off-site detention)
Maximum Density in PRD-2 15 Dwelling Units/Net Residential Acre
Proposed Density in PRD-2 12.4 Dwelling Units/Net Residential Acre
Common Open Space Required: 20%- Residential PUD
Common Open Space Provided: 37.2% Residential PUD
Building Size/Height: 2-story, not to exceed 35’ in height.
Required Parking 105 Parking Spaces (1.5 x 70 - one and two bdrm. apts.)
Provided Parking 153 Parking Spaces
STAFF ANALYSIS
The proposed Preliminary Development Plan for Park West Gardens 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.
The area requested for Preliminary Development Plan approval is located north of Overland Drive, from Queens Road to Eisenhower Drive (445 Eisenhower Drive) and contains approximately 5.652 acres. The applicant proposes to construct 70 Multiple-family Dwelling Units to be located within 9 buildings. The calculated density is 12.4 dwelling units per net acre (70 DU/5.652 net acres).
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.
Page 63, - Medium-Density Residential Development. “Medium-density residential development, reflecting an overall density of 7 to 15 dwelling units per acre, is recommended at selected locations along major roadways, near high-intensity activity areas, and when adjacent to important natural amenities as cluster development.” Page 64 -“Most of the sites recommended for new medium-density residential development occupy transitional locations between single-family neighborhoods and office/commercial areas.”
Staff Finding - The plan is in general conformity with the medium-density residential development goals, policies and recommendations in Horizon 2020. The development plan will provide for 70 multiple-family residential dwelling units within a Planned Residential Development District at a density of less than 13 dwelling units per acre.
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 developments is found in Section 20-1002 of the Zoning Ordinance, which reads as follows:
20-1002 (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;
The Preliminary Development Plan will provide for a multiple-family residential dwelling product for the local housing market within a 5.6 acre lot which was designated for this type of use. The plan will provide an aesthetic, desirable and economic use of the land while maintaining a density of less than 13 dwelling units per net acre in the Planned Residential Development.
20-1002 (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;
The development is within an established area and can readily be served by existing municipal water and sanitary sewer located in the immediate vicinity.
20-1002 (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;
Access to the project is from Eisenhower Drive. The placement of the buildings and proposed sidewalks take into account the slope of the site and the existing recreation path along Overland Drive. An attached garage is available for each of the dwelling units, with additional off-street parking provided within the middle portion of the project.
Per Section 21-705(a)(1) and as requested by the City Engineer, a condition should be required for a 5’ wide sidewalk to be included along the west side of Eisenhower Drive, which is shown as a Collector Street on Figure 14 of Transportation Plan 2025.
20-1002(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.
The site has previously been cleared and is ready for development. No historic or natural features are known to be within this site. The stormwater drainage will be connected into an off-site stormwater drainage detention basin.
Staff Finding - The plan is consistent with the Statement of Objectives for Planned Unit Developments.
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.
The residential common open space includes the landscaped area within the center of the parking lot and the landscaped 35’ perimeter site boundary. The total common open area for this site is 91,700 square feet, which is approximately 37.5 percent of the 246,219 square foot property.
Staff Finding - The common open space provided in the Planned Unit Development exceeds the minimum code requirements.
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 - The plan adequately provides control over vehicular traffic, provides adequate green space, and does not impede light, air, recreation and visual enjoyment.
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.
The site is adjacent to nine duplex lots located immediately north of the site. Spacing between this project’s multiple-family structures and the duplexes will be approximately 60 feet (35’ peripheral boundary plus the duplexes 25 feet rear setback.) This project is proposing 26 shade/evergreen/ornamental trees within their northern peripheral setback area. The applicant believes this is sufficient screening, however additional screening could be required, such as a 6’ high fence located along the northern property line, at the discretion of the Planning Commission, per Section 20-1006(j)2
Staff Finding – The plan is not anticipated to have a substantially adverse effect on adjacent property and the development or conservation of the neighborhood area.
6. In what respects the plan is or is not in conformance with the development standards and criteria of this article (Chapter 20).
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 Residential Developments are listed in Section 20-1007, “Development Standards - Planned Residential Developments”.
Staff has reviewed the Preliminary Development Plan based on the above requirements. The project meets or exceeds the standards and requirements, or where appropriate, conditions of approval are included in the staff recommendation to meet these.
b) Preliminary Development Plan requirements are listed in Section 20-1010, “The Preliminary Development Plan”.
Staff has reviewed the Preliminary Development Plan based on the above requirements. The project meets or exceeds the standards and requirements, or where appropriate, conditions of approval are included in the staff recommendation to meet these.
Based on the above analysis, the proposed Preliminary Development Plan adheres to the standards and criteria of the zoning and subdivision ordinances of the City of Lawrence.
Staff Finding - The 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 has reviewed the Preliminary Development Plan with regard to the requirements for a General Planned Unit Development, Planned Residential Development, and Preliminary Plat Review. The project meets or exceeds the standards and requirements, or appropriate conditions of approval are included in the staff recommendation
Staff Finding – The Preliminary Development Plan meets the requirements for approval.
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.
General Note No. 2.10 states the “Entire complex to be constructed at one time (a single phase). Occupancy permits to be issued per building when necessary improvements have been completed for each structure.”
Staff Finding –. The applicant has proposed the entire complex to be constructed at one time. However, occupancy is proposed on a phased basis. Parking and landscaping commensurate of each building should be provided before phased occupancy is granted.
9. Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.
PARK GAREN WEST PRELIMINARY DEVELOPMENT PLAN
EXISTING CONDITION PROPOSED CONDITION
Building Area = O SF Building Footprint Area = 50,218 SF
Pavement Area = 0 SF Pavement Area = 71,678 SF
Impervious Surface = 0 SF Impervious Surface = 121,896 SF
Pervious Surface = 246,219 SF Pervious Surface = 124,323 SF
Property Area = 246,219 SF Property Area = 249,219 SF
The Stormwater Engineer has reviewed the project, the following notes have been placed on the Preliminary Development Plan:
General Note No. 2.15, “Storm sewer plans to be prepared by a licensed engineer. All curb inlets will be constructed per city standards.”
General Note No. 2.16, “SWP3 (stormwater/erosion prevention plan) will be provided prior to any construction activity.”
Staff Finding – Stormwater detention calculations have been provided. As part of the Final Development Plan approval process, the City’s Stormwater Engineer will need to review and approve the stormwater and SWP3 plans.
STAFF RECOMMENDATION:
Staff recommends the Planning Commission forward the Preliminary Development Plan for Park West Gardens to the City Commission with a recommendation for approval based upon the findings listed in the Staff Report, subject to the following conditions:
1. Provision of the following revisions to the Development Plan:
a. Modify note no. 2.6 to, “A photometric plan will be submitted for approval with the Final Development Plan.”
b. Modify note no. 2.15, change “liscensed” to “licensed”.
c. Include a 5’ wide sidewalk along the west side of Eisenhower Drive.
2. Provision of the following note on the face of the Development Plan:
a. “Public improvement plans will be submitted to Public Works before the Final Development Plan is filed at the Register of Deeds.”
3. Execute an Agreement Not to Protest the Formation of a Benefit District for Improvements to Queens Road and to the intersection of Queens Road/Overland Drive.
ATTACHMENT “A”
CALCULATIONS
DENSITY SUMMARY – per Section 20-1007(A)
Total Apartment Dwelling Units = 70
Net residential area = 5.652 gross acres - 0 acres drainage easement = 5.625 net acres.
Maximum dwelling unit density per net residential acre = 70 Units/5.625 Acres = 12.385 DU/Acre.
PRD-2 Density = Maximum allowed 15 Dwelling units/ Net Residential Acre
PARKING SUMMARY – Parking Use Group 2 – Section 20-1212
Residential - Total Parking Required:
32 one-bedroom apts. x 1.5 parking spaces = 48 parking spaces required
38 two-bedroom apts. x 1.5 parking spaces = 57 parking spaces required
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70 apartments - (108 Bedrooms) 105 parking spaces required
Total Residential Parking Provided:
Total garage parking spaces = 70
Total surface parking stalls = 77
Accessible surface parking stalls = 6
Total Residential Parking Provided = 153 parking spaces provided*
Residential Bicycle Parking – Per Section 20-1212
105 Required Parking spaces x 0.15 = 15.75 bicycle spaces
Minimum 16 residential bicycle parking spaces required
24 bicycle parking spaces provided
Common Open Space – Per Section 20-1006(g).
Residential Common Open Space Required 20%
Common Open Space Provided = 91,700/246,219 = 37.2+ % open space