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PLANNING COMMISSION REPORT SUMMARY Regular
Agenda -Public Hearing Item |
PDP-11-06-07: Preliminary Development Plan for The Links at
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STAFF
RECOMMENDATION: Planning
Staff recommends approval of the requested waiver from the maximum height
limitation of 35 ft in the RM12 District in Section 20-601 of the Development
Code to permit the club house to be constructed with a maximum height of 41.6
ft. STAFF
RECOMMENDATION: Planning Staff
recommends approval of the requested waiver from the buffer area requirement
in Section 20-701(j) of the Development Code for the western property where
the adjacent property is located outside the City limits. STAFF
RECOMMENDATION: Planning Staff
recommends approval of the Links at Lawrence Preliminary Development Plan
based upon the findings of fact presented in the body of the Staff Report and
subject to the following conditions: 1.
Agreements not to protest the formation of a benefit
district must be executed by the applicant and provided to the Planning
Office before recording of the Final Development Plan for the following: a.
Street and sidewalk improvements for b.
Street and sidewalk improvements for c.
Geometric intersection improvements for d.
Intersection improvements, geometric and signalization,
for e.
Intersection improvements, geometric and signalization,
for 2.
Provision
of a revised Preliminary Development Plan with the following changes: a.
Note added to the General Notes on the Cover Sheet, Sheet
CO.0 to indicate that ‘The density of the development is limited to 6
dwelling units per acre per condition of approval of the RM12 Zoning
[Z-11-28A-07].’ b.
Remove waiver #2 on the Cover Sheet, Sheet CO.0, which
requests a waiver from the 800 ft block length Code requirement. This
requirement applies to local streets only. c.
Dimensions must be noted for the 6’ sidewalk on the east
side of the extension of George Williams Way and the 5’ sidewalk on the west
side of Queens Road. d.
Figures in the site summary table for bicycle parking must
be revised to correct the bicycle parking requirement for the Clubhouse from
‘1 per 10 auto spaces’ to ‘5 or 1 per4 auto spaces, whichever is greater’,
and the number of bicycle parking spaces required for the pool must be
corrected to read ‘3’ rather than ‘4’. e.
The pool
requires 2 f.
The 46.11
acres which is being designated as Common Open Space must be delineated on
the plan and noted in the legend. The legend should also indicate that the
31.32 acres containing the shaded golf areas and the pool area make up the
open recreation area. g.
A note must be placed on the Preliminary Development Plan
stating that prior to any construction activity the perimeter of the wooded
areas adjacent to the construction activity will be fenced at the drip line and
signage erected stating that any construction activity, grading, trenching or
storage is prohibited within the fenced area. h.
i.
Additional
landscaping must be shown on the plan to provide separation between the
parking modules, per Section 90-913(j). j.
Western
parking area, parallel with k.
Note added
stating that the use of the club house and pool is restricted to members only
or to residents of The Links at l.
Note added stating that the temporary easement for the
sanitary sewer interceptor will be 100’ during construction (30’ additional
on each side of the easement shown), and permanent easement will be 40’, as
shown. m.
The golf cart and pedestrian crossings shown across n.
Typical parking detail note on page CO.1 regarding
typical curbing must be revised to read ‘typical curbing’ rather than
‘typical curb or sidewalk’. o.
General note added stating that the horizontal separation
between all sanitary sewer lines and water lines is 10’ or more. p.
Note added to the plan stating that building permits can
not be obtained until streets are installed which are a minimum of 20’ wide
and have the first lift of asphalt. q.
Any approved waivers or modifications must be noted on
the face of the plan. r.
Note 23 on Landscaping plan, (Sheet L1.2) must be revised
to read ‘All parking areas are screened from street R.O.W. with a 10’ wide landscaping area containing
shade or ornamental trees at the rate
of 1 tree per 20 linear feet of parking area and coniferous shrubs
(Seagreen junipers) as shown and berming. Such berming shall be a minimum of
two feet in height. (new text is in bold print) s.
The t.
Parking detail on page CO.1 must be revised to show dimensions for u.
Access restrictions must be shown and noted on the Plan. The
area on Links Drive between the westernmost driveway and George Williams Way
must be marked with hatch marks to indicate ‘no access’ and Links Drive must
be marked with hatch marks to indicate ‘no access’ for 300’ from the Wakarusa
Drive / Queens Road intersection and a note added to the plan that no access
is permitted in these areas. v.
A General Note must be added stating that the City Engineer
approved the reduced driveway spacing of 270’ rather than the 300’ feet
required by Code at this location. w.
Dimensions must be shown between the two driveways being
provided on |
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Reason for
Request: |
Proposed residential development with golf course. |
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KEY POINTS ·
Environmentally
sensitive features including steep slopes and wooded areas are located on the
subject property. ·
Property
is currently outside the City limits and an annexation request has been
submitted. ·
A
modification is being requested from the ·
A
waiver is being requested from the 60’ buffer area requirement in Section 20-701(j)
along the west property line. ·
A waiver
was requested from the 800’ block length requirement in Section 20-810(c)(2)(i)
however this requirement applies only to local streets; therefore the waiver
is not necessary. |
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FACTORS TO CONSIDER ·
Conformance with the purpose of Planned
Developments (Section 20-701, Development Code). ·
Compliance with Development Code. ·
Conformance with Horizon 2020. ·
Conformance
with Subdivision Regulations. |
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ASSOCIATED
CASES/OTHER ACTION REQUIRED ANNEXATION ·
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REZONING ·
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DEVELOPMENT ·
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Submittal and administrative approval of Final Development Plan. ·
Recording of Final Development Plan with the PLATTING ·
Submittal and administrative approval of Final Plat. ·
Public Improvement Plans submission to City Public Works and
Utilities Departments. ·
Recording of Final Plat with the |
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PUBLIC COMMENT RECEIVED PRIOR
TO PRINTING ·
None
received. |
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General information |
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Current Zoning and Land Use: |
A (Agricultural) District; woodland and
row-crops. |
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Surrounding Zoning: |
To the north and west: A (Agricultural) District; land outside the
incorporated city limits with agricultural uses, woodland and scattered rural
residences. To the east: RS7
(Single-dwelling Residential) District, single family residences. PRD (Westwood Hills Planned Residential
Development); property has not yet been platted or developed. To the south: RM12D (Multi-dwelling Residential) and RS7
(Single-dwelling Residential) Districts; platted subdivision which has not
yet been developed. |
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Site
Summary |
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Lot
No. |
Area |
Building
area |
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Block One |
50.62 acres (2,205,007
sq ft) |
31,600 sq ft |
1.4% |
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Block Two |
22.10 acres (962,676 sq ft) |
16,000 sq ft |
1.7% |
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Tract 1, Block Three |
.02
acres (871
sq ft) |
Un-buildable tract |
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Total |
81.31
acres |
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Open
Space Summary |
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Total
Area |
Common
Open Space |
Open
Recreation Space |
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81.31 acres |
Area provided |
%
of site |
Minimum
Required |
Area provided |
% of site |
Minimum
Required |
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46.11 acres |
56.7%
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20%
of site 16.26
acres |
31.32 acres |
67.9% |
50% of common open space provided 23.1
acres |
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Parking
Summary |
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Use |
Req.
per Sec 20-902 |
Required
Parking |
Parking
Provided |
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Residential(800 bedrooms/ 480 dwelling units) |
1 vehicle space / bedroom + 1/10 units |
848 vehicle spaces |
848 vehicle spaces |
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1 bike space/4 auto spaces |
212 bicycle spaces |
212 bicycle spaces |
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2% of total - |
17 |
20 |
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Club house (10,000 sq. ft.) |
1 vehicle space / 500 sq. ft. |
20 vehicle spaces |
20 vehicle spaces |
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1 bike space/4 vehicle or 5; whichever is greater |
5 bicycle spaces |
5 bicycle spaces |
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1 if 25 or fewer vehicle spaces |
1 |
1 |
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Pool area (13,200 sq. ft) |
1 per 500 sq. ft. of activity area |
27 vehicle spaces |
27 vehicle spaces |
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1 bike space / 10 auto spaces |
3 bicycle spaces |
5 bicycle spaces |
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2 if between 26 and 50 vehicle spaces |
2 |
2, 1 ( van acc. ) |
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Cart Barn 4800 sq. ft. (storage) |
No parking required |
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TOTAL |
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895 vehicle 20 220 bicycle |
895 vehicle 23 222 bicycle |
The property is located approximately ½ mile north of
The development proposal is for a Planned Residential Development
containing 40 multi-dwelling buildings with 12 dwelling units per building for
a total of 480 dwelling units. The buildings will be located primarily on the
more level eastern portion of the property and near the extension of
The proposed Preliminary Development Plan for The Links at Lawrence has
been evaluated based upon findings of fact and conclusions per Section 20-1304(d)(9)
of the Development Code for the City of Lawrence, requiring consideration of
the following nine items:
1) The Preliminary Development Plan’s consistency with the Comprehensive
Plan of the City.
The subject property is within the Baldwin Creek Drainage Basin, an
area in which Horizon 2020 recommends
development not be permitted until plans to extend sanitary sewer service to
the entire drainage basin have been developed.
The Department of Utilities currently has a project underway to design
and construct the West Baldwin Creek Sanitary Sewer Interceptor from pump
station PS45 located along the north edge of the Oregon Trail Addition north
and east through the subject property to the recently completed pump station
PS48. This project is as recommended in the 2003 Wastewater Master Plan and
Northwest Area Update to the Master Plan as part of the required infrastructure
to extend sanitary sewer service to the Baldwin Creek Watersheds.
The Comprehensive Plan recommends that new large-scale, low-density,
single-family residential development be located to the west of the city, with
the area east of the South Lawrence Trafficway being developed prior to the
area to the west. (page 5-4) The
proposed development is a large-scale, low-density residential development
which is proposing multi-dwelling rather than single-dwelling residences.
Policy 5.1 of the plan recommends that natural environmental features
within residential areas be preserved and protected. (page 5-19) The
Preliminary Development Plan clusters the dwelling units and parking areas so
they utilize approximately 35 acres leaving approximately 46 acres as common
open space which insures the protection of natural features and sensitive
lands.
The Comprehensive Plan recommends that Development Proposals be
reviewed for compatibility with existing land uses, including any neighborhood
plan. (Policy 4.1, page 5-17) The property lies within the boundary of The Northwest plan (1997). The Northwest
Plan recommends that residential uses vary from
Staff Finding – The proposed development complies with the
general land use provisions found in Horizon
2020 and the Northwest plan. A low-density
multi-dwelling development is unique and is being proposed here to allow for
the development of a golf course and the protection of open space and natural
features. The development does not conform strictly with the wording of the Northwest plan, but does comply with the
intent of providing low-density residential development further from
2) Preliminary Development Plan’s
consistency with the Planned Development standards of Section 20-701 including
the statement of purpose. (The statement of purpose of planned unit
developments is found in Section 20-701(a) of the Development Code]
The purpose statement includes the following:
a) Ensure
development that is consistent with the comprehensive plan. As discussed previously,
the development is consistent with the comprehensive plan and the adopted plan
for the area.
b) Ensure
that development can be conveniently, efficiently and economically served by
existing and planned utilities and services.
The City Utilities Department is implementing
a plan based on the 2003 Wastewater Master Plan which will provide sanitary
sewer service to the area. Timing of the development must coincide with the
completion of the infrastructure improvements.
Waterlines are located within the area, and the City Stormwater Engineer
indicated that the drainage study had been approved.
c) Allow
design flexibility which results in greater public benefits than could be
achieved using conventional zoning district regulations.
This area could develop as a conventional
RM12 District, however the Development Code requires that properties containing
substantial amounts of environmentally sensitive lands, as defined by Code,
must be developed as a Planned Development. Planned Developments require greater
amounts of common open space than conventional zoning districts. The benefit of
requiring development through the planned development process is the ability to
address the design of the site and the impact on the environmental features at
the preliminary plat stage (Preliminary Development Plan) and conserve as many
of the environmentally sensitive features as possible.
d) Preserve
environmental and historic resources.
There are no known historical resources in
this area. The environmental resources in the area are heavily wooded areas,
wooded slopes, and a tree lined stream. The plan concentrates development on
the more level areas which protecting the wooded slopes and many of the wooded
areas.
e) Promote
attractive and functional residential, nonresidential, and mixed-use
developments that are compatible with the character of the surrounding area.
More than 50% of the total land area is being
set aside as common open space. This large amount of open space coupled with
the protected wooded areas and the golf course landscaping will buffer the
apartment buildings from the surrounding single family homes. The buildings
will be set back from the property line, with the exception of along
The proposed development, as conditioned, meets the standards for a
Planned Development in Article 701, with waivers or modifications being
requested. The proposed development meets the minimum area requirement for a PD
district. The applicant is requesting that the
Section 20-701(j) requires that development within 60 feet of the
peripheral boundary of the PD be limited to use category, heights, setbacks and
minimum lot sizes permitted in the zoning district immediately adjoining the
proposed PD on the date of preliminary development plan approval and must
include a landscaped buffer. The
property to the west will be separated from the planned development by
Section 20-701(d) states that all of the standards of the Development
Code apply to development within a PD District except as expressly authorized
by regulations of Section 20-701. The minimum lot areas of Article 6 apply to
this development with the exception of the proposed Lot 1, Block Three which is
a remnant created by the curvature of Links Drive. This area must be designated
as Tract 1, Block Three rather than as a