Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: City Planning Commission City Staff Date: February 12, 2018 Re: Preliminary Plat Legacy Park Estates GENERAL INFORMATION Applicant: Ryan Hudspeth Status of Applicant: Representative Zach Myers with Anderson Engineering 941 West 141 st Terrace, Suite A Kansas City, MO 64145 Requested Action: Approval of Preliminary Plat Date of Application: November 27, 2017 Purpose: To plat thirty (30) single-family residential lots Property Location: 223 North 65 th Street Existing Zoning: R-1 Single Family District Legacy Park Estates Preliminary Plat February 12, 2018 1
Existing Surrounding Zoning: North: None (Interstate 70) South: R-1 Single Family District East: R-1 Single Family District West: R-1 Single Family District Existing Uses: North: Interstate 70 South: Turner Sixth Grade Academy (across Riverview Avenue) East: Single family homes West: Board of Public Utilities Water and Electrical Division (across 65 th Street) Neighborhood Characteristics: The neighborhood is relatively rural in nature, sparsely populated. The Board of Public Utilities facilities for the Water and Electric Division are to the west and an elementary school is south of Riverview Avenue. Total Tract Size: 12.14 acres Master Plan Designation: The City-Wide Master Plan designates this property as Low Density Residential. Major Street Plan: 65 th Street and Riverview Avenue are classified as a Class C Thoroughfare and local street, respectively. Advertisement: Wyandotte Echo None Required Letters to Property Owners December 15, 2017 and January 3, 2018 Public Hearing: February 12, 2018 Public Opposition: None to date PROPOSAL Outline of Requested Action: The applicant, Ryan Hudspeth with Belmont Development Company wants to preliminary plat thirty (30) single-family lots to build thirty (30) single family homes on 12.13 acres at 223 North 65 th Street. City Ordinance Requirements: Article XXI Sections 27-502 27-709 FACTORS TO BE CONSIDERED 1. Development of such character that it can be used safely without danger to health, or peril from fire, flood, erosion, excessive noise or other adversity. Development will be of such character that is can be used safely without danger to health, or peril from fire. Legacy Park Estates Preliminary Plat February 12, 2018 2
2. The extent to which utilities and public services are available and adequate to serve the proposed use. a. Water service Available b. Sanitary sewer service Available c. Storm water control d. Police e. Fire To be designed to meet City Code Police service provided by the Midtown Patrol, District #441 Fire service provided by Station #2 located at 62 nd and State Avenue f. Transit Kansas City ATA does not provide transit service near this property. g. Schools Turner USD 202 3. Streets are designed so as to provide a safe, convenient and functional system for vehicular traffic, and having such width, gradient, location and structural quality as to accommodate prospective traffic as determined by existing and probable future land and building uses. Streets will be designed to provide a safe, convenient and functional system for vehicular traffic, and having such width, gradient, location and structural quality as to accommodate prospective traffic as determined by existing and probable future land and building uses. 4. Assurance that buildings, lots, blocks, parcels and streets are so arranged as to afford adequate light, open space or air, to facilitate fire protection, and to provide for long-term sustained real estate values. Based on KCKFD comments, streets will possibly need to be widened as to facilitate fire protection and to provide for long-term sustained real estate Legacy Park Estates Preliminary Plat February 12, 2018 3
values. 5. Development patterns are designed with due regard to topography, so that the natural features of the land and vegetation shall be protected and enhanced. Development patterns are designed with due regard to topography, so the natural features of the land will be protected. 6. Adequate sites are provided for schools, parks, playgrounds, and other community services so that residents of all neighborhoods shall have convenient access to such facilities. KEY ISSUES KCKFD comments Sidewalk on 65 th Street There is adequate site for a clubhouse/community center, basketball court, playground and community garden for the residents in the subdivision. STAFF COMMENTS AND SUGGESTIONS Urban Planning and Land Use Comments: 1. The Sidewalk and Trails Master Plan designates 65 th Street as part of Regional Multi-Purpose Trail Connections (see attachments for cross section). Provide at least a 10-foot wide and will include enhanced pedestrian amenities including wayfinding and interpretative signage, benches, litter receptacles and generous landscaping. All trails will be illuminated with pedestrian lights with a consistent spacing. All sidewalk and trails should meet the requirements of the American with Disabilities Act Accessibility Guidelines (ADAAG). Applicant Response: We have evaluated a 10-foot wide trail along 65 th Street, but given the severity of the existing grades, limited available area, location of existing retaining wall, existing tree vegetation, and existing utilities along the east side of 65 th Street, it is economically unfeasible to construct a 10-foot wide trail along the east side of 65 th Street. Belmont Development proposed to construct a 5 sidewalk. Staff Response: While we understand the concerns proposed by the applicant, other developments have faced similar constraints and have been able to build an 8 10 sidewalk, depending on the trail designation. It is vital that when new development or redevelopment opportunities arise, the Sidewalk and Trails Master Plan must be implemented. Legacy Park Estates Preliminary Plat February 12, 2018 4
2. Based on the street width, to ensure adequate fire protection, no parking signs will need to be posted on one side of the street. Applicant Response: Acknowledged. 3. It appears that the home layout on Lot 5 may encroach the 30-foot rear yard setback. Please verify. Applicant Response: Home layout for Lot 5 exceeds the minimum 30-foot rear yard setback. 4. Sec. 27-317(a) Electrical power, telephone service, and cable television shall be provided by underground wiring for all new wiring. Applicant Response: Acknowledged. 5. As stated in the covenant and restrictions, the principle dwelling shall contain a minimum living area of 1,300 square feet of conditioned floor space, exclusive of garages and porches. Applicant Response: Proposed dwelling units will exceed minimum living area of 1,300 square feet of conditioned floor space. 6. Currently, the Code permits a 4-foot open fence in the front yard and a 6-foot privacy fence in the side and rear yards. Public Works Comments: A) Items that require plan revision or additional documentation before engineering can recommend approval: 1) None B) Items that are conditions of approval (stipulations): 1) Final development plans and a final plat will have to be approved by UG staff and Planning Commission prior to construction permit acquisition. This will include final engineering, calculations, and complete drawings with construction notes and details. The Final Development Plans/Plat must meet the requirements of UG standards and criteria. 2) The County Surveyor makes separate technical review of the plat and submits comments directly to the preparer of the plat. Provide revised plat in accordance with engineering and County Surveyor comments. 3) Final development plans and the final plat shall include a separate public improvement plan set for the proposed public sanitary sewer improvements including the sanitary sewer pump station, in accordance with UG standards and criteria. Further coordination with UG staff and Water Pollution Control is required. 4) Final development plans and the final plat shall include a separate public improvement plan set for the proposed public street and storm sewer improvements, in accordance with UG standards and criteria. Legacy Park Estates Preliminary Plat February 12, 2018 5
5) Final Development plans/plat shall include retaining wall calculations, details, and construction plans signed and sealed by a Professional Structural Engineer registered in the State of Kansas, in accordance with UG standards and criteria. Please review and comply with the on-line retaining wall checklist. These requirement(s) are for all types of retaining walls, including modular block or premanufactured walls, and reinforced concrete walls. 6) Additional comments regarding proposed retaining wall(s) include the following: geotechnical soil borings and data may be needed, retaining walls shall be designed for all applicable types of loading, factors of safety, i.e., construction, or surcharge loading, and guardrail(s) or fence design (including posts and footings), allowable soil bearing pressure of 1,500 psf, global stability analysis including any steep slope above or below the wall(s) etc. 7) Construction plans shall meet UG standards and criteria and shall be reviewed and approved by UG prior to construction permit acquisition. C) Comments that are not critical to engineering s recommendations for this specific submittal, but may be helpful in preparing future documents: 1) None Staff Conclusion: Staff has worked with the applicant to resolve the majority of planning and engineering comments; however, one issue remains that will be resolved during the final plat process, the width of the sidewalk on the east side of North 65 th Street. Staff supports this petition as presented. STAFF RECOMMENDATIONS Staff recommends that the City Planning Commission make the findings contained within the staff report related to Factors to be Considered, and Key Issues and APPROVE Preliminary of Legacy Park Estates, subject to all comments and suggestions outlined in this staff report. ATTACHMENTS Applicant Response Letter Regional Trail Typical Cross Section Kansas City, Kansas Fire Department Comments GeoSpatial Services Comments Preliminary Plat Grading Plan Utility Plan Erosion Control Plan REVIEW OF INFORMATION AND SCHEDULE Action Planning Commission Board of Commissioners Public Hearing February 12, 2018 TBD Plat Legacy Park Estates Preliminary Plat February 12, 2018 6
STAFF CONTACT: Byron Toy, AICP btoy@wycokck.org MOTIONS I move the Kansas City, Kansas City Planning Commission APPROVE Legacy Park Estates Preliminary Plat as meeting all the requirements of the City code and being in the interest of the public health, safety and welfare subject to such modifications as are necessary to resolve to the satisfaction of City Staff all comments contained in the Staff Report; and the following additional requirements of the Kansas City, Kansas City Planning Commission: OR 1. ; 2. ; And 3.. I move the Kansas City, Kansas City Planning Commission DENY Legacy Park Estates Preliminary Plat, as it is not in compliance with the City Ordinances and as it will not promote the public health, safety and welfare of the City of Kansas City, Kansas; and other such reasons that have been mentioned. Legacy Park Estates Preliminary Plat February 12, 2018 7
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