Memorandum
City of Lawrence
Planning and Development Services
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TO: |
Thomas M. Markus, City Manager |
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FROM: |
Sandra Day, Planner II |
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CC: |
Diane Stoddard, Assistant City Manager Scott McCullough, Director of Planning and Development Services |
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DATE: |
April 29, 2016 |
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RE: |
Approve a revised Preliminary Development Plan, PDP-16-00052, for Alvamar Planned Development, Lots 1, 2a, 2b, and 3, located at 1800, 1809, & 2021 Crossgate Dr. Submitted by Paul Werner Architects, for Eagle 1968, LC, (contract purchaser). Alvamar Inc. is the property owner of record. (PC Item 5B; approved 8-0 on 3/21/16) |
Background
The Preliminary Development Plan for Alvamar PD is a 5 lot residential development that includes non-residential uses associated with the Alvamar Golf Course/County Club located at 1800 and 1809 Crossgate Drive. The Plan was approved by the Planning Commission at their regular meeting on March 21, 2016 subject to conditions. A Preliminary Development Plan requires City Commission approval.
The Alvamar development is a multi-lot, multi-uses, phased development. The applicant is working on public improvement plans that will extend a new street segment (Birdie Way” from Bob Billings Parkway south to the development as an initial development phase. The project includes remodeling and building additions to the existing clubhouse located on proposed Lot 1.
Residential development is proposed on Lots 2A and 2B as shown on the development plan and corresponds to Lot 2 and Lot 3 of the final plat.
Lot 3 on the development plan corresponds to Lot 4 on the Final Plat drawing. This lot is the focus of the non-residential uses intended to support, augment and complement the primary use of the golf course. Lot 3 of the development plan is also proposed by the applicant for rezoning (Z-16-00026) to allow office uses that are not accessory or subordinate to the golf course. The Development Plan as proposed includes a multi-story office building located in the southwest portion of the site and presumes approval of the related rezoning request.
Permitted Uses
A requirement of a Development Plan is to list the permitted uses. These uses are listed on Sheet 1 of the plan. Staff recommended and the Planning Commission concurred that the office use shown on the plan is not appropriate. Changes to the uses in the future would require a new revised preliminary development plan and public hearing process.
Parking
Off-street parking is provided throughout the development on individual lots and along the private street segment. In response to the Planning Commission’s recommendation to provide additional residential parking, the applicant has revised the proposed Preliminary Development Plan to provide residential parking at 100% of the required parking within the lots and excluding use of on-street parking.
The Planning Commission recommended approval of the proposed Preliminary Development Plan with conditions. They specifically amended a condition to require that all residential parking be provided on the residential lots (excluding the use of the private street).
Non-residential uses include uses related to the golf course, recreation amenities, restaurant uses and a banquet facility in addition to the proposed independent office use. The revised off-street parking provides parking for employees at 100% and for non-residential uses at 90% of the required parking demand for the use.
The Planning Commission acknowledged the unique nature of the use and the expectation that shared use of parking would occur for the non-residential uses. The Planning Commission recommended approval of the proposed Preliminary Development Plan with no additional conditions related to the provision of off-street parking for non-residential uses.
This project will result in shared parking for the non-residential uses. The mix of uses and related off-street parking is appropriate for the development. By keeping all on-street parking free for use by the non-residential uses the project will function efficiently. All residential parking fully met within the residential development will not result in residents or guests competing for parking spaces within the development. By the Planning Commission’s action they found that the proposed parking for all non-residential uses was acceptable and did not required additional off-street parking.
Phasing Plan
Approval of this project includes a specific phasing plan that stipulates the construction of the new street, Birdie Way, south of Bob Billings Parkway shall be constructed initially and provides the primary means of access for development of the site improvements. The Plan also stipulates that individual building permits cannot be issued until the street construction meets or exceeds the standards for an “all-weather access road” and that occupancy permit for individual buildings shall not be issues until the street is fully constructed and usable.
Additionally the phasing plan includes access management and signage that prohibits use of the north leg of Crossgate Drive between the existing clubhouse and Bob Billings Parkway during construction. Upon completion of Birdie Way access to the north leg of Crossgate Drive will be established from Birdie Way with direct access from Bob Billings Parkway to Crossgate Drive will be removed.
The attached Phasing Plan includes two changes from the version considered by the Planning Commission.
These changes are not substantively different from the Planning Commission version. Staff supports these specific changes to the Phasing Plan.
The Preliminary Development Plan was forwarded to the City Commission with a recommendation for approval subject to conditions. The applicant has submitted a revised plan for the City Commission’s review that addresses many of the conditions. A summary of the Conditions of approval is attached to this memo.
This Preliminary Development Plan has been placed on the City Commission’s agenda for approval subject to conditions.
Action
· Commissioners will need to declare Ex Parte Communications.
· Commission may follow Planning Commission Recommendation for Denial by majority vote.
· Commission may return the application to the Planning Commission for reconsideration by a majority vote.
· Commission may overturn the Planning Commission Recommendation. Action that is contrary to the Planning Commission Recommendation requires a 2/3 a majority vote.
Conditions of approval forwarded to the City Commission by the Planning Commission
1. The applicant shall provide a revised Preliminary Development Plan that includes the following notes:
a. Applicant shall execute an agreement, at the time of recording the Final Plat, not to protest the formation of a benefit district, for a period of 20 years, for the installation of a traffic signal at the intersection of Bob Billings Parkway and the new street, if one is determined by the City Engineer to be needed in the future. [Note 1.26 added on revised plan dated 5.3.16 – Condition met]
b. The development shall include the installation of traffic calming devices installed on Crossgate Drive north of Clinton Parkway to mitigate concerns of the neighbors. The timing of the installation shall be prior to issuance of a certificate of occupancy for any residential structure. The design of the improvements shall be coordinated with the Public Improvement Plans for the development. [Note 1.27 added on revised plan dated 5.3.16 – Condition met]
c. Per section 20-1009 (b) of the Land Development Code, any use of artificial turf, located on any lot or as part of the golf course, shall require City Commission approval prior to installation. [Note 1.29 added on revised plan dated 5.3.16 – Condition met]
d. The development shall adhere to the construction and phasing plan as approved by the City Commission. [Note 1.28 added on revised plan dated 5.3.16 – Condition met]
2. The applicant shall provide a revised Preliminary Development plan that includes the following changes:
a. Revise the width of the 30’ access/utility easement for the “private street segment” to include sidewalks on both sides of the private street. [Revised drawing dated 5.3.16 shows an 80’ wide access/utility easement – Condition met]
b. Revise drawing to remove all references to “Sports Medicine”.
c. Revise drawing to provide parking for the chapel use. [Revised Drawing dated 5.3.16 shows additional parking on Lot 2A –Staff will review the parking summary table to confirm this condition is met]
d. Revise parking table to show the required parking for the Banquet Facility based on the standard for Event Center, Large at 1 space per 4 occupancy. This correct parking requirement should show 103 spaces. [Revised Drawing dated 5.3.16 shows additional parking on Lot 2A –Condition met]
e. Revise the parking table [and drawing] per this staff report to show the total required off-street parking for residential uses on Lot 2A and Lot 2B [excluding the parking on the private street]. [Revised Drawing dated 5.3.16 shows additional residential parking –Staff will review the parking summary table to confirm this condition is met]