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7.1 Meadow Pointe Addition PlatCITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 11/24/2008 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR NO: 7 AGENDA: DEVELOPMENT SERVICES ITEM PLANNING NO. 1 BY: Page 1 BY: Dean Andrew ITEM: Application #P81-7B Acceptance of offered easement, right-of-way and restricted access dedications in the proposed replat of Lot 1, Block 1 of the Lundberg Addition, a proposed 3 lot subdivision of a 10.49 acre site located at the northeast corner of Cloud Street and South Ohio Street. (To be know n as Meadow Pointe Addition). BACKGROUND: A final plat of the Lundberg Addition, a 15.45 acre tract of land loca ted at the northeast corner of Cloud and Ohio, was approved on Apr il 6, 1982 subject to the condit ion that design plans for the required detention pond on Lot 2 must be approved prior to iss uance of building permits. The Lundberg Addition was platted as two large lots and one block with restri cted access along Ohio Street. Lot 2, the east lot, was zoned R-1 and Lot 1 on the corner wa s zoned C-3 (Service Commercial). Retail shopping centers, offices and restaurants are permitted uses in the C-3 district. A Conditional Use Permit and building permit for t he Emmanuel Foursquare Church (now Emmanuel Christian Center) on the South 325 ft. of Lot 2 was ap proved in 1990. When this site was originally platted all of Lot 2 was designated as a drainage easement. The drainage easement was released on the South 325 ft. of Lot 2 and a stormwater detention basin designed to accommodate runoff from the church site was constructed on the remainder of Lot 2. Lot 1 has remained vacant and undeveloped since it was platted and zoned in 1982. No development or additional drainage analysis has occurred on Lot 1 since that time. A new drainage analysis has been prepared by the applicant’s engineer (Pete Earles) because Lot 1 is now being proposed to be replatted and because the property is located in an identified “critical drainage area” that exists east of Ohio Street. Nature of Current Request: The applicant is requesting approval of a replat of a 10.49 acre tract of land located along the South Ohio corridor. The subject property is bordered by a vacant lot and Sterling House on the north, Emmanuel Foursquare Church on the east, Ohio Street on the west, and Cloud Street on the south. As proposed, this 10 ½ acre tract which was platted as one large lot and block would be subdivided into three (3) commercial building lots two of which would be outlots along Ohio Street. The replat that has been filed is designed and intended to address the following items: 1. Subdivision of Lot 1 into multiple building lots. 2. Fix the location of access points proposed on Ohio Street. 3. Extension or vacation of Claflin Avenue. 4. Revised drainage study for Lot 1 meeting the city’s subdivision drainage criteria. CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 11/24/2008 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR NO: 7 AGENDA: DEVELOPMENT SERVICES ITEM PLANNING NO. 1 BY: Page 2 BY: Dean Andrew 5. Identification of the flood plain boundary. 6. Dedication of needed drainage and utility easements. 7. Detention pond, pump and storm pipeline design and maintenance. Street Access and Design The original planned street access to this site was from Cloud Street on the south and Claflin Avenue on the north. Claflin Avenue has now been vacated east of Ohio Street, except for the West 150 ft which remained in place. As noted, the West 150 ft. of Claflin Avenue is still a platted public street and the expectation at the time of the plat approval was that Claflin Avenue would be extended eastward to provide street access to Lot 1. Claflin Avenue east of this point was vacated in 1994. There was platted access control along the entire Ohio Street frontage of Lot 1 dedicated on the original plat. A break-in-access would have to be approved by the City Commission to construct any type of driveway opening on Ohio Street south of Claflin. The primary reason that access control was placed along the entire Ohio Street frontage of Lot 1 is that there was no specific plan for development of Lot 1 when it was platted. Lot 1 contains 10.49 acres and is zoned C-3 (Shipping Center) district. It was not clear at the time whether it would be a grocery store site, multi-family apartments or an office park. Therefore consideration of access to Ohio Street was put off until there was a plan for the development of the property. On May 19, 2008 the City Commission approved an ordi nance allowing vacati on of the platted restricted access along the west side of Lot One (1), Block 1 of the Lundberg Addition as requested by the owner subject to the following conditons: 1. One (1) Forty-five (45) foot driveway with a center median may be constructed within this one hundred ninety-nine and thirty-six hundredths (199.36) foot access opening on Ohio Street. 2. The final driveway location shall be no closer than two hundred (200 feet) from Cloud Street or two hundred (200) feet from Claflin Avenue. 3. The final design, including curb radius, c enter median location, pavement markings and directional signage, shall be reviewed and approved by the City Engineer prior to issuance of a driveway permit. This replat provides an opportunity to pin down the actual drivew ay location on the Meadow Pointe plat. Ideally it would straddle the lot line between Lots 1 and 2 and serve as a shared access point. Lot Design The proposed replat shows three (3) lots, one 6.6 acre lot (Lot 3) on Cloud Street which is flex space CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 11/24/2008 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR NO: 7 AGENDA: DEVELOPMENT SERVICES ITEM PLANNING NO. 1 BY: Page 3 BY: Dean Andrew and two smaller out lots along the Ohio Street frontage. These lots contain 2.16 acres (Lot 1) and 1.72 acres (Lot 2) respectively. Lot 2 is the corner lot. There is no minimum lot size in the C-3 district but the replat area exceeds one acre and all 3 lots are more than adequate in size to be buildable. Proposed Lots 1 and 2, Block 1 could be combined in the future if there was a need to create a larger building site. The lot on Cloud Street could be split or once divided by deed without replatting. Public Utilities and Services 1. Water – There are 20” and 8” water mains in Ohio Street along the west boundary of this property and a 6” main in Cloud Street along the southern boundary. There is also an 8” line north of vacated Claflin Avenue that serves Sterling House and the Willow Grove Apartments. The system serving this development will need to be internally looped and tied back to the public water system in Cloud Street or Ohio Street in order to allow full development of Lot 1. 2. Sanitary Sewer – The closet available sewer line is a 10” sanitary sewer in Ohio Street to the west. There is also a 10” vitrified clay pipe sewer line in Cloud Street. The applicant plans to extend internal sewage collection lines into the site. 3. Electricity – Westar indicate s that development in this subdi vision can be served from existing overhead lines that surround the site. 4. Natural Gas – Kansas Gas Service has a gas li ne in Cloud Street. They r eport that internal gas lines could be extended into the site at the developer’s expense. 5. Fire Protection – Fire response to this development will be from Station #2 on South Santa Fe. Fire units will utilize new on-site fire hydrants that will be installed on the public water mains extended into the site. 6. Flood Plain – A small pocket in the center of this property is located within the mapped 100 year flood plain. This spot can easily be elevated by filling and grading of the site. The base flood elevation (BFE) is 1224.0. This property is also located within an identified critical drainage area. Replatting the property will bring it under the City’s subdivision drainage criteria. 7. Storm Drainage - No drainage design plans for this subdivision were prepared and submitted at the time of platting. Therefore, the location and dimensions of the drainage easement shown on the existing plat (all of Lot 2) does not correspond to the detention basin location and design. That was deferred until a site plan and building plans were submitted for the church in 1990. Drainage across the Lundberg Addition flows from southwest to northeast. The design for the existing detention pond on the North 274 ft. of Lot 2 which curr ently serves only the church was approved in 1990. The detention basin area was designed to accommodate stormwater runoff from Lots 1 and 2 in CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 11/24/2008 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR NO: 7 AGENDA: DEVELOPMENT SERVICES ITEM PLANNING NO. 1 BY: Page 4 BY: Dean Andrew their developed condition in a 25 year storm. The basin was designed with an opening in the southwest corner of the perimeter dike which allows water to ba ck up into the church parking lot during storms that are larger than 25 year events. When Lot 1 is developed, stormwater runoff from that site must be collected in the detention basin. The exis ting basin has been expanded and deepened but must still be modified to accommodate the additional runoff generated from Lot 1. Also, access from Lot 1 into the pond will need to be provided. Currently r unoff from Lot 1 in its undeveloped state goes around the north side of the pond berm and flows to the north along the west side of the Austin Subdivision. A proposed three way agreement between the Lundberg Trust, the Church and the City, approved in 1999 by the City Commission, called for discharge from the pond to be pumped out to the west over to the storm sewe r system in Ohio Street at the time Lot 1 is developed because the drainage system to the northeast of this site is overloaded. Easements and Dedications Right-of-way – The right-of-way dedications on the original plat were 50 ft. from center line for Ohio Street and 40 ft. from center li ne for Cloud Street. No additional dedications are proposed. The owner/developer has expressed a desire to vacate the remaining 150 ft. section of Claflin Avenue. Utility easements – It appears that all needed utility easements have been provided on the plat. All utility easements shown meet the city’s minimum standard of 20 ft. Drainage easements – The rear detention pond area on Lot 2 is alr eady designated as a public drainage easement. No expansion is proposed. A drainage easement for the discharge pipeline running from the pond over to Ohio Street was not shown on the plat and needs to be added. Restricted access – Restricted access could be clea red up if the location of the proposed 45 ft. driveway opening on Ohio Street has been pinned down. Vacations The proposed replat would vacate the South half of the remaining Claflin Avenue right-of-way east of Ohio Street. Ryan’s Mortuary is going to petition separately for this vacation of the North half of Claflin. Phasing of Improvements Internal public improvement s needed to serve this development would be phased in as development occurs with the first phase of development occurring along Ohio Street. Conformance with Comprehensive Plan The City’s Future Land Use Plan designates this pr operty as future commercial retail. This designation envisions that the area could be developed with retail, office and service commercial uses, such as restaurants. CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 11/24/2008 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR NO: 7 AGENDA: DEVELOPMENT SERVICES ITEM PLANNING NO. 1 BY: Page 5 BY: Dean Andrew In addition to the plan map, t he following Commercial Development Policies should be used to guide development decisions: C2 High quality new commercial developm ent should occur at selected locations in the future. While many commercial areas could include a mix of uses, the Land-Use Plan recommends that most new commercial areas be characteri zed by dominant function, such as retail, office or service. New commercial areas s hould be sized and located to serve specific needs within the community. The amount of land reserved for commercial purposes should be based on projected market demand and consumer needs. C3 In general, all new commercial and office development should occur in planned commercial areas. Further, “strip” commercial development should be discouraged. Wherever possible, new commercial uses should be clustered in small groupings with shared parking and common access drives, and should have related design and appearance. C4 Commercial and office development should occur only in locations served by transportation facilities capable of handling the traffic to be generated by new development. Commercial uses should not be allowed where street capacities will be exceeded by the additional traffic generated, or where significant problems in access or compatibility with adjacent uses are anticipated. C11 “Planned” office and commercial development should be encouraged wherever possible to help ensure coordinated lot configuration, building design, access and parking, and overall environmental features as well as compatible relationships between new and existing development. Planning Commission Action: The Planning Commission reviewed this proposed resubdi vision of Lot 1, Block 1 of the Lundberg Addition at their October 7, 2008 meeting. Following presentation of the staff report, comments from the project realtor and comments and questions from Commissioners, the Planning Commission voted 5-0 to approve the replatting of Lot 1, Block 1 of the Lundberg Addition as proposed, subject to certain technical corrections being made to the plat drawing and the following conditions: 1. Design plans for the proposed and public water line and sanitary sewer line extensions needed to serve this subdivision must be approved by the Director of Utilities and required public improvements shall be in stalled or sufficient financial guarantees in place assuring their completion must be provided prior to issuance of any building permit in this subdivision. 2. The owner/developer of this subdivision must submit, for ap proval of the City Engineer, complete construction plans for the pumping fa cility and discharge pipeline along the north CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 11/24/2008 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR NO: 7 AGENDA: DEVELOPMENT SERVICES ITEM PLANNING NO. 1 BY: Page 6 BY: Dean Andrew boundary line of the property prior to the issuance of any building pe rmit in this subdivision. The owner/developer of this subdivision must provide, at no expense to the City of Salina, all drainage easements required to construct the approved stormwater management system. All of the required construction work relating to drainage improvements must be completed or sufficient financial guarantees in place prior to the issuance of a building permit for any lot within this subdivision. 3. An all weather emergency access road and an operational water system must be in place prior to beginning vertical construction on any lot within this subdivision. 4. If additional excavation and expansion of the church pond has already occurred, the applicant’s design engineer shall furnish an as-built design drawing depicting the pond modifications and confirming that the pond as expanded complies with the City’s detention pond design criteria. Repairs and modifications needed to bring t he pond into compliance with the City’s design criteria shall be the responsibility of the developer of the Meadow Pointe Addition. COMMISSION ACTION: Although there are several technical corrections that must be made to the plat drawing before the plat can be recorded, staff believes this replat is in order for the Commission’s consideration. If the City Commission concurs with the action of the Planning Commission, a motion should be made to accept the offered easement, right-of-way and restricted access dedications and authorize the Mayor to sign the Meadow Pointe Addition plat. Encl: Application Existing plat Proposed replat Drainage plan Excerpt of PC minutes 10/7/08 Cc: Jeff Maes, ComPro Realty Pete Earles, Earles Engineering Landmark Surveying and Mapping Curt Robertson, InSite Medical Partners