PLNNING COMMISSION REPORT Regular genda Non-Public Hearing Item PC Staff Report 05/18/15 ITEM NO. 3: PRELIMINRY PLT FOR THE RESERVE T LVMR NO. 4. 1733 BOBWHITE DR (KES) PP-15-00114: Consider a Preliminary Plat for The Reserve at lvamar No. 4, a residential subdivision containing approximately.903 acres, located at 1733 Bobwhite Drive and associated easements. Submitted by LandPlan Engineering, for Christopher M. and manda M. Storm, property owners of record. STFF RECOMMENDTION: Staff recommends approval of the Preliminary Plat of The Reserve at lvamar No. 4 subject to the following conditions: 1. pproval of the Downstream Sanitary Sewer nalysis (DSS) by the Utilities Department. 2. Provision of a note on the Preliminary Plat that a variance has been requested from Section 19-214(B) of the City Code related to the location of a sanitary sewer service line across public right-of-way or drainage easement. 3. Relocation of the proposed sanitary sewer service line to the east outside of the regulatory floodplain. Reason for Request: Subdivision is dividing one Tract into one Lot and one Tract prior to development of the property for a future Single-Dwelling structure on the resulting lot. KEY POINTS This land division must be processed as a Major Subdivision as the criteria for a Minor Subdivision/Replat are not met. The property is not a platted lot and vacation of an existing drainage easement is proposed. To replat Tract, The Reserve at lvamar No. 3 into a new lot and tract. SUBDIVISION CITTIONS TO CONSIDER This application is being reviewed under the Subdivision Regulations for Lawrence and Unincorporated Douglas County, effective Jan 10, 2012. variance is being requested from 19-214(B) which states that a private sanitary sewer service line shall not cross any public right-of-way or drainage easement. The applicant will provide this variance request to the Utility Department with the Final Plat. SSOCITED CSES PP-12-39-00 Preliminary Plat: The Reserve at lvamar No. 3 PF-03-06-01 Final Plat: The Reserve at lvamar No. 3 (Intersection of Bob White Dr. and George Williams Way) OTHER CTION REQUIRED Submittal and dministrative pproval of Final Plat. City Commission vacation of and acceptance of dedications of easements shown on the Final Plat. pproval of Public Improvement Plans.
Recording of the Final Plat with the Douglas County Register of Deeds. pplication and release of Building Permits prior to development. (The building permits will require review by the Fire Code Official to insure the driveway is constructed to accommodate Fire Protection vehicles.) PLNS ND STUDIES REQUIRED Traffic Study Not required. Per Section 20-916 of the Development Code, a Traffic Impact Study is not required for residential developments with ten or fewer lots or dwelling units. Downstream Sanitary Sewer nalysis DSS is required and a revised DSS has been submitted to the Utilities Department for approval. Drainage Study drainage study is required prior to development. The drainage study has been provided with the Preliminary Plat. Retail Market Study Not applicable to project. PUBLIC COMMENT No public comment was received prior to publication of this staff report. Site Summary Gross rea: Number of Existing Tracts: Number of Proposed Lots: Proposed Lot rea: Proposed Tract rea: Proposed Density: GENERL INFORMTION Current Zoning and Land Use: Surrounding Zoning and Land Use:.903 acres 1 Tract 1 Lot and 1 Tract.661 acres (28,811 sq ft).242 acres (10,529 sq ft) 1 dwelling unit /.661 acres: 1 dwelling unit per acre RS10 (Single-Dwelling Residential) District; Vacant To the north and west: Unincorporated area of Douglas County- (griculture); Detached Dwellings and Undeveloped To the south: and RS7 (Single-Dwelling Residential) Districts; Detached Dwellings To the east: RS10 (Single-Dwelling Residential) District; Detached Dwellings (Figure 1)
Figure 1a. Zoning in the area. Subject property is outlined. Figure 1b. Land use in the area. STFF REVIEW This property is located at the west end of Bobwhite Drive, a City street. It is encumbered by the regulatory floodplain but is not within the environs of a registered historic property. The property is currently vacant. This plat will divide the tract into a lot that will accommodate a single-dwelling structure and a tract that will retain the existing drainage easement and contain the regulatory floodplain. The intent is to create a buildable lot for a single-dwelling structure and create a tract that will accommodate the regulatory floodplain and drainage easement. Compliance with Zoning Regulations for the RS10 District Per Section 20-809(d)(2) of the Development Code, each lot resulting from the division will conform with the minimum lot size and other dimensional requirements applicable to the property through the Zoning District regulations. Lots created in the RS10 District must have a minimum area of 10,000 sq ft, a minimum lot width of 70 ft and a minimum lot frontage of 40 ft, per the Dimensional Standards in Section 20-601(b) of the Development Code. The proposed lot meets these requirements. Streets and ccess The resulting lot will take access from Bobwhite Drive. The lot will have approximately 42 ft of frontage. n important aspect of subdivision design is insuring adequate access for Fire/Medical vehicles to the structures. In order to create a buildable lot, a driveway must be installed over the proposed drainage easement and drainage channel. This will result in a long access driveway, which may exceed Fire Code distance requirements. ppropriate fire access will be established with the review
of a building permit for the future structure. n example of a proposed driveway meeting this requirement is noted on the plat. Utilities and Infrastructure water main is located along the frontage of the lot and tract and a service line will be located such that it can serve Lot 1 from this line. Sanitary sewer service will be extended from the south to serve the new lot. The sanitary sewer main shown on the plat in the utility easement along the south side of the tract will be tapped for service and the service line will be routed through Tract to the lot. City Code requires the public main to touch each lot. Staff recommends that the service line be located farther to the east, if possible, to eliminate a location within the regulatory floodplain. This is noted as a condition of approval. variance is being requested from section 19-214(B) of the city code does not permit a private sanitary sewer service line to cross any public right-of-way or drainage easement. s a separate process, the applicant will submit a variance request to provide sanitary sewer service from the existing main. The applicant will provide this variance request through the Utility Department with the Final Plat. [This variance does not require Planning Commission action.] Provision of a note regarding this requested variance is identified as a condition of approval. Easements and Rights-of-way The following easements are provided on the plat: Utility easement along the north and west boundary of the property, as well as the utility easement along the street frontage of Lot 1 and Tract to remain. Drainage channels in the east portion of Lot 1 and east portion of Tract located in the designated drainage easement. Drainage easement vacated and realigned to 10 on the eastern portion of the property. This easement will be vacated with the Final Plat. Existing 50 drainage easement to remain within Tract. Bobwhite Drive right-of-way width is 60 ft. The subject property is located on the west side of a cul-de-sac at the end of Bobwhite Dr. The cul-de-sac dimension is 100 ft. This preliminary plat does not propose any changes in right-of-way. Preliminary Plat Conformance The preliminary plat will divide and reconfigure the existing tract into one lot and one tract to allow for the development of one new Detached Dwelling. With the noted conditions, the preliminary plat is in conformance with the standards and requirements of the Subdivision Regulations and the Development Code.
30' 5' 27' 60' 15' SN 1 2 " IRON BR, NO CP, ORIGIN UNKNOWN JCK E. & JNICE T. GUMNITZ UNPLTTED ZONED S88 05' 29"W 226.11' (M) N88 04'54"E 226.08' (P) EXISTING CHNNEL 25.00' S/B RER GEORGE F. PLEY UNPLTTED ZONED PG. 195 BK. 718, 50' D/E S2 17' 00"E 171.53' (M) N02 16'47"W 171.71' (P) IRON BR W/ "PLS 610" CP 101.52' 70.01' SN SN S73 48'23"E 63.27' TRCT '' 10,529 SQ. FT. 0.242 CRES (DRINGE ESEMENT) LOT 1 28,811 SQ. FT. 0.661 CRES M.E.BO. 902.50 LP FP BNDY : 1 0.903 CRES 39341 S.F. N87 44'56"E 108.33' N87 44' 56"E 204.98' (M) N87 43'13"E 205.00' (P) SN SN SN SN SN MH NW051319-022 T/RIM 998.05 FL (E) 887.74 FL (S) 887.85 8" TRUSS SN. SEWER MIN S/B SIDE 4" CONC. ENCSED SN. SEWER SERVICE TP FL 895.67 LOT 21, BLOCK ONE, SN THE RESERVE T LVMR No. 3 21' 30" END SECTION FL 902.00 30" CMP L2 L3 L1 IRON BR W/ "PLS 610" CP N2 15'04"W 77.24' STM STM CI T/BOX 909.41 FL (E) 902.46 FL (W) 902.08 SN MH NW051319-021 T/RIM 909.85 FL (E) 900.45 FL (W) 900.05 C2 DRINGE ESEMENT 70.52' FL 904.26 N11 55' 42"W 122.68' (M) N11 55'14"W 122.72' (P) FL 906.92 36" RCP C1 21' SN SN SN SN SN LOT 20, BLOCK ONE, THE RESERVE T LVMR No. 3 LOT 19, BLOCK ONE, THE RESERVE T LVMR No. 3 SN SN SN STM STM STM STM STM STM STM L=70.11' (M) L=70.13' (P) R=50.00' (M & P) Ch=64.50' (M) Ch=64.52' (P) CB=N37 58' 42"E (M) CB=S37 53'59"W (P) R38' 6" CONCRETE DRIVEWY 30" CMP R50' BLOW-OFF VLVE BOBWHITE DRIVE LOT 22, BLOCK ONE, THE RESERVE T LVMR No. 3 R/W WLK B-B SN MH NW051319-019 T/RIM 925.20 FL (E) 914.90 FL (S) 914.70 8'' W 8'' W 8'' W 8'' W 8'' W SN MH NW051319-020 T/RIM 926.83 FL (E) 919.88 FL (N) 913.78 FL (W) 913.78 LOT 23, BLOCK ONE, SN SN SN THE RESERVE T LVMR No. 3 FIRE HYDRNT THE RESERVE T LMR No. 4 LWRENCE, DOUGLS COUNTY, KNSS PRELIMINRY PLT LOCTION MP: K-10 HWY K-10 HWY E. 902 RD. -1 N 1464 RD. N 1452 RD. -1 BOB BILLINGS PKWY -1 RS10 CITY LIMIT LINE -1 W. 22nd CT. PRD GEO. WMS. WY 1 4 MILE RDIUS RS10 LKE RS7 SITE RS7 BOBWHITE DR. DR. LVMR PRD OS LKE LVMR GENERL NOTES: 1. OWNER: CHRISTOPHER & MND STORM 5719 WESTFIELD DRIVE LWRENCE, KNSS 66049 2. LND PLNNER/ LNDPLN ENGINEERING, P.. CIVIL ENGINEER/ 1310 WKRUS DRIVE SURVEYOR: LWRENCE, KNSS 66049 3. TOPOGRPHIC INFORMTION SHOWN WS OBTINED FROM FIELD SURVEY PERFORMED BY LNDPLN ENGINEERING, P.., MRCH, 2015. 4. EXISTING ZONING: RS10 5. ZONING: RS10 6. EXISTING LND USE: VCNT 7. LND USE: LOW DENSITY RESIDENTIL 8. PORTION OF THE SUBJECT PROPERTY DOES LIE WITHIN DESIGNTED "SPECIL FLOOD HZRD RE" S DEFINED BY FLOOD INSURNCE RTE MP (FIRM); PNEL NO. 154, MP NUMBER 20045C0154D, DOUGLS COUNTY, KNSS, BERING N EFFECTIVE DTE OF UGUST 5, 2010. 9. TYPICL SOIL TYPES: KENNEBEC SILT LOM, FREQUENTLY FLOODED; VINLND-ROCK OUTCROP COMPLEX, 15 TO 45% SLOPES. 10. UTILITY LOCTIONS ND SIZES RE PRELIMINRY ND WILL BE FINLIZED T THE TIME OF SITE ENGINEERING. 11. DEVELOPER IS RESPONSIBLE FOR THE COST OF NY RELOCTION OF EXISTING UTILITIES, IF NECESSRY TO SERVE THE SUBDIVISION. 12. LNDSCPING SHLL NOT BE PLCED WITHIN UTILITY ESEMENTS, WITHIN 8 FEET OF THE WTER MIN, OR WITHIN 8 FEET OF THE SNITRY SEWER MIN. 13. LL UTILITIES WILL BE LOCTED UNDERGROUND, PER SECTION 20-809(f)(4)(iv) OF THE CITY CODE. 14. TRCT '' WILL BE PRIVTELY OWNED ND DEDICTED DRINGE ESEMENT. THE PROPERTY OWNER IS RESPONSIBLE FOR ESTBLISHING OWNERSHIP ND MINTENNCE OF SME. 15. NO PERSON MY CONSTRUCT, MINTIN OR LLOW ND NTURL OR NON-NTURL STRUCTURE OR VEGETTIVE BRRIERS (INCLUDING BUT NOT LIMITED TO TREES, SHRUBBERY, BERMS, FENCES ND WLLS) UPON DRINGE ESEMENT THT THE DIRECTOR OF PUBLIC WORKS FINDS IMPEDES, DETINS, RETINS OR OTHERWISE INTERFERES WITH THE DRINGE OF STORMWTER REGRDLESS OF THE SOURCE OF STORMWTER. 16. IF BSEMENT IS BUILT ON LOT WHERE MINIMUM ELEVTION HS BEEN ESTBLISHED, THE BUILDING DESIGN IS ENCOURGED TO INCORPORTE SUMP PUMP. 17. FLOODPLIN DEVELOPMENT PERMIT SHLL BE INITITED BY NY PERSON, FIRM, CORPORTION OR UNIT OF GOVERNMENT PROPOSING NY CONSTRUCTION, SUBSTNTIL IMPROVEMENT OR OTHER DEVELOPMENT IN THE FLOODPLIN OVERLY DISTRICT BY THE FILING OF N PPLICTION IN WRITING ON FORM FURNISHED FOR THT PURPOSE WITH THE FLOODPLIN DMINISTRTOR. 18. THE BSIS OF THE BERINGS FOR THIS PLT IS KNSS STTE PLNE NORTH. LEGL DESCRIPTION: TRCT '', BLOCK ONE, THE RESERVE T LVMR NO. 3, SUBDIVISION IN THE CITY OF LWRENCE, DOUGLS COUNTY, KNSS. SITE SUMMRY: GROSS RE: 39,340 SF / 0.903 C TRCT: 10,529 SF / 0.242 C NET RE: 28,811 SF / 0.661 C TOTL LOTS: 1 VERGE LOT SIZE: 28,811 SF / 0.661 C MINIMUM LOT RE: 28,811 SF / 0.661 C MXIMUM LOT RE: 28,811 SF / 0.661 C CURVE C1 C2 LENGTH 43.97' 26.13' CURVE TBLE RDIUS 50.00' 50.00' CHORD 42.57' 25.84' BERING N52 57' 06"E N12 47' 03"E LINE NO. L1 L2 L3 LINE TBLE LENGTH 50.08' 9.23' 49.07' BERING S62 14' 33"E N87 44' 56"E N26 19' 55"E PROVISION ND FINNCING OF RODS, SEWER ND OTHER PUBLIC SERVICES: 1. THE SUBDIVISION WILL NOT DEDICTE NY NEW PUBLIC RIGHTS-OF-WY. THE SUBDIVISION WILL TKE CCESS TO ND FROM EXISTING PUBLIC RODS, NMELY BOBWHITE DRIVE. 2. THE SUBDIVISION WILL PROVIDE CONNECTIONS TO THE CITY OF LWRENCE WTER SYSTEM VI N EXISTING 8-INCH MIN LOCTED IN THE BOBWHITE DRIVE RIGHT-OF-WY. 3. THE SUBDIVISION WILL PROVIDE CONNECTION TO THE CITY OF LWRENCE SNITRY SEWER SYSTEM VI N EXISTING 8-INCH MIN LOCTED IN DEDICTED UTILITY ESEMENT DJCENT TO THE SOUTH PROPERTY LINE OF THE SUBDIVISION. 4. PURCHSERS OF THE LOT IN THE SUBDIVISION MY OR MY NOT BE SUBJECT TO SPECIL SSESSMENTS OR OTHER COSTS OF STREETS, RODS, WTER LINES ND TRETMENT, ND/OR WSTEWTER LINES ND TRETMENT. 5. THE PROVISION OF IMPROVED RODS, WTER SERVICE ND/OR WSTEWTER SERVICE WILL NOT DEPEND IN NY WY ON VOTE, PETITION OR OTHER COLLECTIVE CTION OF PROPERTY OWNERS IN THE SUBDIVISION. REV DTE DESCRIPTION 1 4/13/15 PER DEPT. COMMENTS DTE: PROJECT NO.: DESIGNED BY: DRWN BY: CHECKED BY: ISSUE 0 SHEET NO. 1 3/16/15 20152002 CMS BS CMS OF 1 SHEETS