ࡱ> ` 3Kbjbj FBX"8"L"hkmmmmmm$Th\i1i1i1353535i1k35i1k3535~?8; `F?2$wXt0ϕl93;;^z$35),4di1i1i1i1"""D""""""  STAFF REPORT September 20, 2005 ( 18 ) Re: Case No. 13380-CUP, Overland Ridge Applicant: Don Julian c/o Tom Nero Julian Development Company 15521 West 110th Street Lenexa, KS 66219 Plan Prepared by: Harrington & Cortelyou, Inc. 911 Main Street, Suite 1900 Kansas City, MO 64151 Location: Generally located at the southeast corner of the intersection of N.W. 72nd Street and N. Overland Drive Request: To approve a community unit project plan to allow development of 174 single-family lots, in 4 phases, on approximately 75 acres in District R-1a (one-family dwelling). Purpose: To construct 174 single-family dwelling units. Neighborhood Meeting: The application states that a Neighborhood Meeting was held in the Tiffany Greens Community Center on May 12, 2005. Existing Conditions and Surrounding Land Use: North: Undeveloped property in District R-1a (one-family dwelling), owned by JA Peterson, City of Lake Waukomis East: Undeveloped property in District R-1b (one-family dwelling), large lot residential, NW Waukomis Drive about 1,200 ft away South: Single family residential zoned District R-1a (one-family dwelling) Green Gardens subdivision, NW Linden Road and NW Gleason Road West: N Overland Drive, Single and multifamily residential zoned both District R-1a and R-3 (Low apartment, low density) Arterial Street Impact Fee (for informational purposes only): Benefit District: North Benefit District B Discounted Rate: $715/ single-family unit Estimated Amount: $123,980 (172 single-family units at $715 per unit) Area Plan: The Line Creek Valley Area Plan was initially adopted by the City Council on December 22, 1977 by Resolution Number 47178 and was last amended on February 2, 2005 by Resolution Number 050025. The proposal is in compliance with the plan -- Low Density Residential (up to 8.7 units per acre) future land use designation. Major Street Plan: NW 72nd Street is shown as a Secondary Arterial Bicycle Route is shown on N Overland Drive Prior Case(s): None Report: Existing Conditions: The site is rectangular, about 75 acres, with an east/west dimension of about 2,550 ft. and a north/south dimension of about 1,200 ft. To the north of the site is vacant land, then incorporated Lake Waukomis. To the east of the site is also vacant lake with Waukomis Drive about 1,100 feet away. To the south are larger lot (100 ft wide) single family homes on mostly unimproved roads. To the west are more standard sized single family developments with a church and elementary school. The site contains some outcroppings of overstory trees especially along old fence lines but generally is open pasture land with rolling hills. There are multiple surface drainage patterns on the site but in general, the site has a high ridge line towards the center with drainage falling to the northeast and south. There appears to have once been a road right of way along the south edge of the site. The CUP plan shows two unidentified lines drawn on either side of the south property line about the distance where a right of way line might be. The plan also shows both lots from the south and north going to the center property line as if the possible right of way had been vacated and property reverting back to each side. Some City maps taken from Platte County information however show that the previous right of way was transferred into a lot (Lot 32 of Green Gardens). This ownership status should be reconciled prior to this CUP proceeding to the City Council for approval. The project proposes a four (4) phase construction of 172 single family lots. Phasing proceeds clockwise from the NW corner with 38 lots in Phase 1, 61 lots in Phase 2, 32 lots in Phase 3 and 41 lots in Phase 4. The lots average over 70 feet in width and with about 55 acres of actual residential use, the density is just over 3 units per acre. Since development has not occurred on either the north or east, primary access will be from the west on N Overland Drive and also from newly constructed NW 72nd Street. The west connection (NW 71st Street) from Overland Drive will extend the entire width of the project, although a bit circuitous. NW 71st Street will end at the southeast corner of the site, thereby allowing for the eventual extension of the road to the unplatted parcels to the east. There are two proposed entrances from the north from proposed NW 72nd Street. NW 72nd Street is listed on the Citys Major Street Plan as a secondary arterial, requiring 80 feet of proposed right of way and four lanes of road. The City is currently contracting for the design of the proposed alignment of NW 72nd Street from N Overland Drive on the west, to Waukomis Drive on the east. This alignment study is expected to be completed within the next three months. The plan shows the anticipated alignment of NW 72nd Street which travels along the north side of the project from the west to a point about 1,000 feet, then gradually veers to the northeast to a point about 150 feet north of the northeast corner of the site. Unfortunately, this leaves about a 50 ft x 800 ft sliver of land at the NE corner of the site which may need to be either right of way, a tract or the proposed backs of the proposed subdivision lots. The alignment study and the developer will dictate the eventual status of this triangular sliver. The plan shows the proposed construction of NW 72nd Street ending about 1,200 feet east of the west development line. There are two proposed entrances into the subdivision from NW 72nd Streetboth in Phase 1. Phase 1 then will contain 38 lots with three proposed outside road entrances and three tracts. Tract A will be at the SE corner of N Overland Drive and NW 72nd Street and will be used for storm water detention. Tract B will be 0.55 acres, will be open space and located adjacent to NW 72nd Street. Tract C will be 1.02 acres, located at the end of NW 72nd Street and contain a swimming pool. Tract C will be used in satisfaction of Section 66-128 of the Subdivision Regulations. There are two other tracts within the development, Tract D, 0.83 acres for detention in Phase 2 and Tract E, 0.27 acres of open space in Phase 3 at the southeast corner. The design of the project allows for the roadway connections as noted above, but shows six cul-de-sacs along the south side. This is due to the existing Green Gardens single family subdivision to the south. Also, since it is expected that NW 72nd Street will veer to the northeast along the east one-half of the subdivision, there are no proposed roadway connections along that alignment. North Overland Drive is considered a collector street and also located on the Citys Bicycle Route. The applicant is therefore required to dedicate 30 feet for the collector and 6 feet for the bicycle route, a total of 36 feet. In addition, City staff reviewed the walkability of the project and acknowledged the Chinn Elementary School to the west on NW 71st Street. The City therefore recommends that the developer improve the intersection by installing cross-walks with appropriate standards on N Overland Drive at NW 71st Street. Proposed NW 71st Street ends at the southeast corner of the project. City staff will recommend a temporary cul-de-sac at this location. There is also existing City right of way directly south of the SE corner of the project, connecting the project to Gleason Road. This development should allow for this eventual connection by dedicating this corner for right of way. Parkland Dedication: According to Section 66-128 of the Subdivision Regulations, the developer can either dedicate land for public park, provide open space for park purposes or provide money in lieu of parkland dedication. The development is providing a need for the following: * 172 lots x 3.7 people per SF home x 0.006 acres/person = 3.818 acres Since the developer is providing 1.02 acres in Tract C for a swimming pool, the developer would need to pay the following: 3.818 acres minus 1.02 acres = 2.798 acres x $9,961.61/acre = $27,872.59. This money will likely be used at Frank Vaydik Park, a 138 acre park located at NW 56th Street & NW Waukomis Drive, acquired by the City in 1966. RECOMMENDATION: City Development Department staff recommends approval of Case No. 13380-CUP with the following conditions as offered at the Plats Review Committee on September 7, 2005: 1. That the plan be revised in the following manner and that 4 folded copies and an acetate be resubmitted to the City Development Department with the following revisions: a. Under Tracts, state that Tract C will be used for private parkland purposes. b. State on the plan that Lots 14, 15, 24, 25, 29-46, 79 & 80 will not have vehicular access to NW 72nd Street. c. Show a temporary cul-de-sac as required by Development Services. d. Add a note to the plan for the triangular portion of privately owned land at the northeast, north of Lots 46, 79 & 80 that this land will either be; 1) road right of way, 2) a private open space tract, or 3) placed within the proposed lots to the south, dependant upon the proposed alignment of NW 72nd Street, as request by the developer and agreed upon by the City. e. Revise the parking lot for Tract C so that the parking is directly on a proposed public street as required by City Development. f. Add a note on the plan at the intersection of NW 71st Street and N Overland Drive that the developer will install crosswalks and appropriate standards as required by Development Services. g. Research the status of the prior right of way on the south side of the project and accurately identify the two lines shown on the plan. h. Show Existing Conditions (including width of all R/W's, easement, roadways, etc., and show center lines. i. Depict concept for storm water detention, volume controls, or treatment areas as appropriate and show how project is to be managed by storm water facilities (including public systems, detention areas/tracts, approximate grading,etc.) showing that the project can be feasibly designed in accordance with APWA 5600 adopted Standards. Off-site systems (natural, proposed, or existing) should be shown for purposes of conveying conceptually how systems will be connected, and 100-year conveyance paths. j. Depict existing right-of-ways to be vacated. 2. That the developer shall cause the area to be platted and processed in accordance with Chapter 66, Code of Ordinances of the City of Kansas City, Missouri, as amended, commonly known as the Subdivision Regulations. 3. That the developer submit a Macro "Overall" storm drainage study for the entire development to the City Engineer's Office for approval at the time the first plat application is submitted, with a Micro "detailed" storm drainage study to be submitted for each phase at the time of final platting, and that the developer construct any necessary improvements as required by the City Engineer's Office. The developer may enter into a cooperative agreement for a contribution toward the regional detention facility in an amount to be determined before council introduction of the development plan 4. That the developer dedicate additional right of way for NW 72nd Street for a secondary arterial as required by the Department of Public Works so as to provide a minimum of 40 feet of right of way as measured from the centerline of NW 72nd Street. 5. That the developer dedicate additional right of way for N. Overland Drive for a collector street with a bike lane as required by the Department of Public Works so as to provide a total of 36 feet of right of way as measured from the centerline of N. Overland Drive. 6. That the developer improve the eastern one-half of N. Overland Drive to collector street standards as required by the Department of Public Works, including curbs, gutters, storm sewers, sidewalks, street lights, existing roadway section transitions to meet vertical and horizontal alignment standards, and relocation of utilities and in addition, install crosswalks and appropriate standards at the intersection of NW 71st Street and N Overland Drive as required by Development Services. 7. That the southern one-half of N.W. 72nd Street be improved to secondary arterial standards as required by the Department of Public Works and as shown on the Community Unit Project plan, including 2- 12ft. lanes, curbs, gutters, storm sewers, sidewalks, street lights, existing roadway section transitions to meet vertical and horizontal alignment standards, and relocation of utilities. 8. That the developer dedicate a minimum of 30 feet of right of way at the southeast corner of plan for the north/south extension of Gleason Road with Phase 3 and enter into a deferral agreement for the construction of a roadway at this location at such time as the property to either the east or south is improved as required by the Department of Public Works. 9. That the developer design and construct all interior streets to City Standards as required by the Department of Public Works, including curb & gutter, storm sewers, street lights, and sidewalks. 10. That the developer submit plans for grading and siltation and erosion control to the City Engineers Office for approval prior to beginning any construction activities. 11. That the developer obtain the grading consents, and all grading, temporary construction and drainage/sewer easements from the abutting property owner prior to submitting any public improvements. 12. That the developer shall subordinate to the City all private interest in the area of any right-of-way dedication as required by the Public Works Department, and that the developer shall be responsible for all costs associated with subordination activities. 13. That a temporary off-site cul-de-sac for the east terminus of NW 71st Street be constructed as required by the Department of Public Works. 14. That the developer secure permits to construct or reconstruct existing sidewalks, curb & gutter, storm sewers, and street lights as necessary along all development street frontages, as required by the Public Works Department, prior to recording the plat. 15. That the developer submit a Street Name Signage Plan for the entire development area for approval by the Street Naming Committee prior to submittal of the first final plat. 16. That the developer secure a land disturbance permit from the Department of Public Works prior to beginning any construction, grading, clearing, or grubbing activities, if the disturbed area exceeds one acre. 17. That the developer extend sanitary sewers to ensure individual service is provided to all proposed lots and determine adequacy as required by the Department Public Works. 18. That the developer provide a storm water conveyance system to serve all proposed lots within the development and determine adequacy as required by the Department Public Works. 19. That access restrictions be provided to prohibit direct access to NW 72 Street from all adjacent lots and that the restriction be placed on the Final Plat. 20. That the developer submit covenants, conditions and restrictions to the Law Department for approval for the maintenance of private open space and for fencing material and heights of fencing along NW 72nd Street, and enter into a covenant agreement for the maintenance of any stormwater detention area tracts. 21. That the developer extend water mains as required by the Water Services Department. 22. That the developer construct hard surface all-weather roads and provide for fire protection as required by the Fire Department prior to construction beyond footings and foundations. 23. That the developer submit a street tree planting plan as part of the final plat with a copy to be submitted to the Department of City Development, secure the approval of the City Forester for street trees planted on right of way in front of residential lots, and plant the street trees in conformance with the plan approved by the City Forester. The plan shall include size, type, species and placement of trees. 24. That the developer secure a floodplain certificate from Development Services prior to beginning any construction activities within the floodplain. 25. That the developer show the limits of the floodplain on the final plat as required by the Department of Public Works. 26. That the developer provide for adequate sight distances at all street intersections as required by the City Engineers Office. 27. That the developer submit a final community unit project plan to the City Plan Commission for approval, including plans for landscaping, signage and grading. The final plan shall include berms, trees and plantings around and within the parking lots; show proposed pedestrian circulation; and include elevation drawings of signage. Respectfully submitted, John Eckardt Planner C013380CUP_StaffRpt_09_20_05.doc     Staff Report Case No. 13380-CUP September 20, 2005 Page  PAGE 7 of 7   %7<=>?ADEFGHIJOzm]RG=h CJOJQJhy5CJOJQJh5CJOJQJh_Lhy5>*CJOJQJh5>*CJOJQJheC5>*CJOJQJh85>*CJOJQJh_Lh5>*CJOJQJhMQ5>*CJOJQJh_Lh 5>*CJOJQJh'n5>*CJOJQJh 5CJOJQJ h.h.h&F5CJOJQJh h'h'h' h CJ   FGuv A \ ] *$gd!;*$gdx&*$gd gd.gd gd'  $$gd J2KOPWXYqstuv  E \ ] ^ e g h i j l m v ࿴몠ʠ~sh\Mh9|h9|CJOJQJaJh5stCJOJQJaJh85CJOJQJh4"5CJOJQJhvCJOJQJha9ha9CJH*OJQJha9CJOJQJhdBCJOJQJh CJOJQJhdB5CJOJQJhIO<5CJOJQJha95CJOJQJhx&5CJOJQJhy5CJOJQJh 5CJOJQJh8CJOJQJv   ) - ? 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