Agenda Item Report

Planning Commission - Feb 24 2020 Department

Planning & Development Services

Staff Contact Sandra Day, Planner II

Recommendations Consider approving a Preliminary Plat, PP-19-00585, for Quail Creek, a two-lot detached

dwelling residential subdivision, located in the 1800 Block of Quail Creek Drive, and variances related to deferring the construction of sidewalk along Quail Creek Drive. Submitted by Atlas Surveyors on behalf of Eagle 1968.

Executive Summary This property is located in the eastern portion of the original Alvamar Planned Unit

Development. The proposed preliminary plat includes land both north and south of Quail Creek Drive. The property was previously part of the Alvamar, now Jayhawk Golf Course. The proposed application is submitted concurrently with a rezoning request for detached residential development. The project includes only two residential lots located along an existing local street. Subdivisions in this area are generally constructed with a public sidewalk on only one side of the street. A sidewalk is located on the south side of Quail Creek Drive in the Alvamar Oasis subdivision to the west. There are no public sidewalks along Quail Creek Drive to the east. Sidewalks are constructed concurrent with the public street. The street was designed prior to the current design standards requiring public sidewalk on both sides of the street. The subdivision require construction of a sidewalk on both sides of a street. In this application the street exists and a sidewalk was constructed only on one side of the street at the time of construction. A subdivider may request a variance from this standard as part of the preliminary plat review in accordance with Section 20-813 (g). The proposed subdivision represents an infill project with large residential lots as shown on the preliminary plat drawing and described in the staff report. Several technical conditions are theofpartas notificationadequatethe torecommendationinreflected provide preliminary plat.

Strategic Plan Critical Success Factor Effective Governance/Professional Administration Safe, Healthy, and Welcoming Neighborhoods Core Services Economic Growth and Security

Page 1 of 19

Fiscal Impact The fiscal impact to the City is unknown.

Action Requested Approve the preliminary plat for Quail Creek, PP-19-00585, and approve a variance to allow

the construction of a public sidewalk required in accordance with Section 20-811 to be deferred and instead allow the applicant to execute an agreement not to protest the formation of a benefit district, as shown on the plat.

Attachments Staff Report

Preliminary Plat Page Map Communications (Added 2/24/20)

Page 2 of 19

PC Staff Report – 02/24/2020

PP-19-00585 1

PLANNING COMMISSION REPORT NON PUBLIC HEARING ITEM

Public Hearing on variance only PC Staff Report 02/24/2020

PRELIMINARY PLAT FOR QUAIL CREEK (SLD) PP-19-00585: Consider a preliminary plat for Quail Creek; a two-lot detached dwelling residential subdivision, located in the 1800 Block of Quail Creek Drive. Submitted by Atlas Surveyors on behalf of Eagle 1968 LC, property owner of record.

STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat for Quail Creek subject to the following conditions: Provision of a revised preliminary plat to include the following changes: 1. Applicant shall provide a revised drawing to show all existing easements that may be

recorded for the sanitary sewer interceptor and to include the dedication of a 30 foot easement, centered on the pipe based upon its depth and existing design critera, for the existing 15 inch sanitary sewer interceptor within lot 1 and Tract A to include extending southeast across Lot 1 and Tract A to encompass all of the existing sanitary sewer, per the approval of the City Engineer.

2. Applicant shall provide a revised drawing to update the legend to show proposed sanitary sewer lines and manholes, per the approval of the City Engineer.

3. Applicant shall perform a title search to indicate all existing easements/encumbrances on the plat prior to the submission of a final plat per the approval of the City Engineer.

4. Applicant shall provide a revised drawing to remove generl note number 6. 5. Correct spelling of floodplain. 6. Provide a note documenting the types of soil, with the soil types within the area on the face

of the preliminary plat.

Reason for Request: Creation of residential lots KEY POINTS Property is located along an existing residential street. Street was constructed prior to current design standards and does not include sidewalks on

both sides. Property is part of former golf course. Proposed lots will exceed standards of proposed RS10 (Single-Dwelling Residential) District

dimensional standards, if approved. Quail Creek Drive is an existing local street. A public sidewalk is located only on the south side

of the street. SUBDIVISION CITATIONS TO CONSIDER This application is being reviewed under the Subdivision Regulations for Lawrence and

Unincorporated Douglas County Adopted December 19, 2006, as amended.

VARIANCE RECOMMENDATION: Staff recommends approval of the variances requested for a preliminary plat, PP-19-00233, to allow deferral of sidewalk construction.

Page 3 of 19

PC Staff Report – 02/24/2020

PP-19-00585 2

Section 20-811 Public Improvement Standards. Section 20-813 (g) Variances. ATTACHMENTS Attachment A: Preliminary Plat ASSOCIATED CASES/OTHER ACTION REQUIRED Associated Cases Z-19-00584; PUD to RS10

Other Action Required: Submittal of final plat for administrative approval and recordation. City Commission acceptance of dedication of easements on the final plat. Submittal and approval of public improvement plans and provision of means of assurance of

completion shall be submitted prior to the recording of the final plat. Submittal and approval of building plans prior to release of building permits for development. PLANS AND STUDIES REQUIRED Downstream Sanitary Sewer Analysis – Accepted by staff. Drainage Study – Accepted by staff. Traffic Study – Not required, project includes less than 11 residential lots

PUBLIC COMMENT Neighborhood contact regarding proposed development and concerns about stormwater and traffic increases in the area.

Site Summary

Gross Area: 3.96 acres – unplatted land

Additional Right-of-Way: 0.00 acres

Net Development Area: 1.133 acres

Number of Proposed Lots: 2

Number of Proposed Tracts 2

Density: 4.35 dwellings permitted per acre in the RS10 District. .50 dwelling units per acre

Lot Size: Lot 1 = 0.63 acres Lot 2 = 2.47 acres

Tract A = 0.27 acres Tract B = 0.59 acres

GENERAL INFORMATION

Current Zoning and Land Use: PUD [Planned Unit Development]; former portion of Alvamar Golf Course, vacant land.

Surrounding Zoning and Land Use:

To the east PUD [Planned Unit Development- Alvamar Estates Lots 1 thru 27 Final Plat]; existing detached dwellings.

To the south PUD [Planned Unit Development]; existing open space and Jayhawk golf club (former Alvamar Golf Course)

To the west PUD [Planned Unit Development Alvamar Oasis Final Plat]; existing detached dwellings.

To the north PUD [Planned Unit Development]; existing open space and

Page 4 of 19

PC Staff Report – 02/24/2020

PP-19-00585 3

Jayhawk golf club (former Alvamar Golf Course)

Figure 1: Proposed Preliminary Plat

STAFF REVIEW This property is located in the eastern portion of the original Alvamar Planned Unit Development. The proposed preliminary plat includes land both north and south of Quail Creek Drive. The property was previously part of the Alvamar, now Jayhawk Golf Course. The proposed application is submitted concurrently with a rezoning request for detached residential development. The project includes only two residential lots located along an existing local street. Zoning and Land Use The property is zoned PUD and is part of the original Alvamar Planned Unit Development. The specific zoning and history is discussed in the rezoning staff report Z-19-00584. The existing land use is currently open space. This is not part of the actively used golf course. The eastern portion of the property is part of the regulatory floodplain. The applicant proposes to dedicate the floodplain area as a drainage easement. The floodplain would be contained in a separate tract and would prohibit development.

Page 5 of 19

PC Staff Report – 02/24/2020

PP-19-00585 4

Streets and Access The property abuts Quail Creek Drive. This segment of the street was dedicated as part of the Alvamar Oasis, final plat located to the west of the subject property. The golf course was not previously platted. Quail Creek Drive was dedicated as a 60 foot wide local street. No new street dedications are required with this preliminary plat. Access to the new lots would be provided from Quail Creek Drive. Pedestrian Access and Circulation Subdivisions in this area are generally constructed with a public sidewalk on only one side of the street. A sidewalk is located on the south side of Quail Creek Drive in the Alvamar Oasis subdivision to the west. There are no public sidewalks along Quail Creek Drive to the east. Sidewalks are constructed concurrent with the public street. The street was designed prior to the current design standards requiring public sidewalk on both sides of the street. VARIANCE REQUEST The following variance is requested as part of this proposed preliminary plat.

From Section 20-811(C) requiring public sidewalks on both sides of a street to defer construction of a public sidewalk on the north side of Quail Creek Drive and provide an agreement not to protest the formation of a benefit district.

The subdivision require construction of a sidewalk on both sides of a street. In this application the street exists and a sidewalk was constructed only on one side of the street at the time of construction. A subdivider may request a variance from this standard as part of the preliminary plat review in accordance with Section 20-813 (g). VARIANCE REVIEW CRITERIA: Criteria 1: Strict application of these regulations will create an unnecessary hardship upon the subdivider. The sidewalk only affects the area located along the north side of the street adjacent to the platted lot. There are no sidewalks located to the east or west of the property at this time. The area to the west is the remaining portion of the golf course. The area to the east is proposed as a drainage easement and tract. Construction of the sidewalk to the east will require widening the bridge structure.

Figure 2: Quail Creek Drive looking west

Page 6 of 19

PC Staff Report – 02/24/2020

PP-19-00585 5

Figure 3: Bridge Crossing STAFF FINDING: Strict application of the regulations requires widening of the bridge structure to accommodate expanded area for the sidewalk. Criteria 2: The proposed variance is in harmony with the intended purpose of these regulations. This design standard was adopted in 2006 with the Land Development Code. Construction of sidewalks on both sides of a street is required with new street design. Quail Creek Drive is an existing local street, constructed with a sidewalk on one side of the street. The addition of the sidewalk along the new subdivision would not connect to a sidewalk to the east or west. Staff recommends the applicant execute an agreement not to protest the formation of a benefit district for sidewalk improvements. This creates a mechanism for future sidewalk construction. STAFF FINDING: The proposed application is for infill residential development along an existing local street. The street was constructed per the previous regulations requiring sidewalk on only one side of the street. Criteria 3: The public health, safety, and welfare will be protected. Quail Creek Drive is a local street constructed prior to the current design standards for sidewalks on both sides of the street. The south lot benefits from the exiting sidewalk, originally constructed with Quail Creek Drive. The north lot would typically include the construction of a public sidewalk within the right-of-way the length of the frontage. There is no connecting sidewalk to the east or west of the property. There are no plans to extend residential development to the west at this time. Construction of the sidewalk does not fulfill any sidewalk gap in the immediate area. Staff supports the use of a benefit district agreement for future sidewalk improvements in this area. The location is characterized by a very low density residential development pattern. STAFF FINDING: Granting this variance, to allow development without construction of the sidewalk on the north side of Quail Creek Drive, would not harm the public health, safety, or welfare. Execution of an agreement not to protest the formation of a benefit district allows for future sidewalk construction. Utilities and Infrastructure

Page 7 of 19

PC Staff Report – 02/24/2020

PP-19-00585 6

Development of the proposed subdivision will require the extension of municipal services. Water and sanitary sewer as well as gas, electric, phone, and cable services will be extended to serve this development. The existing sanitary sewer mains are not adjacent to the proposed lots and may not be tapped for direct use as they exceed 12 inchs in diameter. A sanitary sewer main shall extend into a platted lot or an adjacent City public utility easement or an adjacent City public right-of-way a minimum of ten (10) feet per City Code - 19-214. Public Improvement Plans are required for the proposed extension. The applicant has been notified of these standards during the review of the project. The review of this project includes the submission of drainage and sanitary sewer analysis to ensure the proposed development will not negatively impact existing services. There is adequate capacity in municipal systems to serve this proposed development. Easements and Rights-of-way As noted above new right-of-way dedication is not proposed with this application. Multiple utility and drainage easements are proposed. The east side of the property is encumbered by regulatory floodplain (also identified sensitive lands). The proposed preliminary plat shows the regulatory floodplain areas contained in tracts, alsodedicated as drainage easements. An additional drainage easement is proposed along the front of Lot 1, Block 1 (north side lot) to preserve the existing storm drainage in this area. There is an existing sanitary sewer line adjacent to the property and crosses proposed Lot 1 and Tract A. There is no clear easement that encumbers the easement. Subdivsion regualtions require all exising and adjacent easements to be shown graphically. City staff requeted the applicant provide confomation regarding the existing easement status and is reflected in the conditions of approval. Easements will continue to be reviewed through the final plat and public improvement plan submissions associated with development of this property. Density and Dimensional Standards The proposed development includes 2 lots. The lots exceed the minimum lot size requirements for the proposed RS10 district. Each lot exceeds the minimum required frontage and lot width requirements. Development is generally restricted to one detached dwelling per lot. While the district would allow an accessory dwelling unit, the construction of a second detached dwelling would only be permitted if both dwellings were made affordable. The applicant has not indicated any intent to develop Affordable Housing on these lots.

Figure 4: Existing sanitary sewer line

Page 8 of 19

PC Staff Report – 02/24/2020

PP-19-00585 7

Conformance The proposed subdivision represents an infill project with large residential lots as shown on the preliminary plat drawing and described in this report. Several technical conditions are reflected in the recommendation to provide adequate notification as part of the preliminary plat.

Page 9 of 19

QUAIL CREEK

ATLAS SURVEYORSTAKING CARE OF YOUR NEEDS

, LLC.

207 S. 5TH STREET | LEAVENWORTH, Kansas 66048 | 913.530.8422

PRELIMINARY PLAT

QUAIL CREEK

PRELIMINARY PLAT - LAWRENCE, KS

PREPARED FOR:

THOMAS FRITZEL

OWNER:

EAGLE 1968,LC

DATE:

11/11/2019

DESCRIPTION:

BLOCK 1

A TRACT OF LAND IN THE EAST 1/2 OF SECTION 3, TOWNSHIP 13 SOUTH, RANGE 19 EAST OF THE 6TH P.M. IN THE

CITY OF LAWRENCE, DOUGLAS COUNTY, KANSAS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCING AT THE NORTHEAST OF SAID SECTION 3; THENCE S01°26'18"E, ALONG THE EAST LINE OF SAID

SECTION 3, A DISTANCE OF 2576.57 FEET TO THE EAST 1/4 CORNER OF SAID SECTION 3; THENCE S87°00'29"W, A

DISTANCE OF 1084.86 FEET TO A POINT ON THE NORTH RIGHT OF WAY LINE OF QUAIL CREEK AS IT NOW EXISTS,

ALSO KNOWN TO BE THE POINT OF BEGINNING OF HEREIN DESCRIBED TRACT; THENCE NORTHWESTERLY, ALONG

SAID NORTH RIGHT OF WAY LINE, ON A CURVE TO THE RIGHT HAVING A RADIUS OF 190.00 FEET, A CHORD LENGTH

OF 59.09 FEET, A CHORD BEARING OF N83°42'43"W, AND AN ARC LENGTH OF 53.06 FEET; THENCE N75°42'43"W,

CONTINUING ALONG SAID NORTH RIGHT OF WAY LINE, A DISTANCE OF 121.73 FEET; THENCE SOUTHWESTERLY,

CONTINUING ALONG SAID NORTH RIGHT OF WAY LINE, ON A CURVE TO THE LEFT HAVING A RADIUS OF 150.00 FEET,

A CHORD LENGTH OF 93.8 FEET, A CHORD BEARING OF S86°07'58"W, AND AN ARC LENGTH OF 95.06 FEET; THENCE

N23°42'37"W, A DISTANCE OF 41.72 FEET; THENCE NORTHEASTERLY, ON A CURVE TO THE RIGHT HAVING A RADIUS

OF 472.08 FEET, A CHORD LENGTH OF 307.91 FEET, A CHORD BEARING OF N59°02'11"E, AND AN ARC LENGTH OF

313.65 FEET; THENCE S04°10'59"E, A DISTANCE OF 226.75 FEET TO THE POINT OF BEGINNING.

AND

BLOCK 2

A TRACT OF LAND IN THE EAST 1/2 OF SECTION 3, TOWNSHIP 13 SOUTH, RANGE 19 EAST OF THE 6TH P.M. IN THE

CITY OF LAWRENCE, DOUGLAS COUNTY, KANSAS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCING AT THE NORTHEAST OF SAID SECTION 3; THENCE S01°26'18"E, ALONG THE EAST LINE OF SAID

SECTION 3, A DISTANCE OF 2576.57 FEET TO THE EAST 1/4 CORNER OF SAID SECTION 3; THENCE S87°00'29"W, A

DISTANCE OF 1084.86 FEET TO A POINT ON THE NORTH RIGHT OF WAY LINE OF QUAIL CREEK AS IT NOW EXISTS;

THENCE S00°55'21"W, A DISTANCE OF 60.04 FEET TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF SAID QUAIL

CREEK, ALSO KNOWN TO BE THE POINT OF BEGINNING OF HEREIN DESCRIBED TRACT; THENCE S07°03'19"E, A

DISTANCE OF 269.70 FEET; THENCE SOUTHWESTERLY, ON A CURVE TO THE LEFT HAVING A RADIUS OF 103.79 FEET,

A CHORD LENGTH OF 111.20 FEET, A CHORD BEARING OF S61°15'23"W, AND AN ARC LENGTH OF 117.41 FEET;

THENCE SOUTHWESTERLY ON A CURVE TO THE RIGHT HAVING A RADIUS OF 171.10 FEET, A CHORD LENGTH OF

113.61 FEET, A CHORD BEARING OF S53°57'08"W, AND AN ARC LENGTH OF 114.18 FEET; THENCE S69°24'35"W, A

DISTANCE OF 98.21 FEET; THENCE N23°26'33"W, A DISTANCE OF 236.77 FEET; THENCE N39°58'08"W, A DISTANCE OF

121.73 FEET TO A POINT ON SAID SOUTH RIGHT OF WAY LINE; THENCE N49°52'21"E, ALONG SAID SOUTH RIGHT OF

WAY LINE, A DISTANCE OF 202.41 FEET; THENCE NORTHEASTERLY, CONTINUING ALONG SAID SOUTH RIGHT OF WAY

LINE, ON A CURVE TO THE RIGHT HAVING A RADIUS OF 90.00 FEET, A CHORD LENGTH OF 81.85 FEET, A CHORD

BEARING OF N76°55'16"E, AND AN ARC LENGTH OF 84.98 FEET; THENCE S75°42'44"E, CONTINUING ALONG SAID

SOUTH RIGHT OF WAY LINE, A DISTANCE OF 122.23 FEET; THENCE SOUTHEASTERLY, CONTINUING ALONG SAID

SOUTH RIGHT OF WAY LINE, ON A CURVE TO THE LEFT HAVING A RADIUS OF 250.00 FEET, A CHORD LENGTH OF

66.99 FEET, A CHORD BEARING OF S83°24'07"E, AND AN ARC LENGTH OF 67.06 FEET TO THE POINT OF BEGINNING.

CONTAINS 172,552.66 SQUARE FEET MORE OR LESS OR 3.96 ACRES

VICINITY MAP

NOT TO SCALE

A TRACT OF LAND IN THE THE EAST 1/2 OF SECTION 3,

TOWNSHIP 13 SOUTH, RANGE 19 EAST

GENERAL NOTES:

1. THE BASIS OF BEARINGS FOR THIS PLAT IS KANSAS STATE PLANE NORTH.

2. THE PROPERTY IS LOCATED WITHIN REGULATORY FLOODWAY ZONE AE AND FLOOD PLANE ZONE AE

PER FEMA FLOOD INSURANCE RATE MAP (FIRM), MAP # 20045C158D, MAP REVISED AUGUST 10,

2010.

3. TRACT 'A' IS A PRIVATELY OWNED, DEDICATED DRAINAGE EASEMENT. THE DEVELOPER IS

RESPONSIBLE FOR ESTABLISHING OWNERSHIP AND MAINTENANCE OF SAME VIA INDIVIDUAL

OWNER MAINTENANCE OR MAINTENANCE BY OWNERS ASSOCIATION.

4. TRACT 'B' IS A PRIVATELY OWNED, DEDICATED DRAINAGE EASEMENT. THE DEVELOPER IS

RESPONSIBLE FOR ESTABLISHING OWNERSHIP AND MAINTENANCE OF SAME VIA INDIVIDUAL

OWNER MAINTENANCE OR MAINTENANCE BY OWNERS ASSOCIATION.

5. NO PERSON MAY CONSTRUCT, MAINTAIN OR ALLOW ANY NATURAL OR NON-NATURAL STRUCTURE

OR VEGETATIVE BARRIERS (INCLUDING BUT NO LIMITED TO TREES, SHUBBERY, BERMS, FENCES

AND WALLS) UPON A DRAINAGE EASEMENT THAT THE MUNICIPAL SERVICES AND OPERATIONS

FINDS IMPEDES, DETAINS RETAINS OR OTHERWISE INTERFERES WITH THE DRAINAGE OF STORM

WATER REGARDLESS OF SOURCE OF STORM WATER.

6. NO TITLE WORK WAS DONE ON THIS SURVEY.

7. LOCAL FLOOD PLANE DEVELOPMENT PERMIT WILL BE REQUIRED CONCURRENTLY WITH THE

SUBMISSION OF A FINAL PLAT.

8. SITE BENCHMARK - TOP OF MANHOLE IN THE SOUTHWEST QUADRANT OF TRACT A -

ELEVATION-872.00 NAVD 88

9. CURRENT AND SURROUNDING ZONING IS PUD.

10. SOILS INVESTIGATIONS SHALL BE PERFORMED BEFORE PRIMARY STRUCTURES ARE ERECTED ON

LOTS WITH SLOPES GREATER THAN 3:1, OR NON-ENGINEERED FILL GREATER THAN 12 INCHES. A

SOILS ENGINEER LICENSED BY THE STATE OF KANSAS, SHALL PERFORM INVESTIGATIONS, AND A

REPORT OF THE INVESTIGATIONS SHALL BE SUBMITTED TO THE CITY OF LAWRENCE CODES

ENFORCEMENT DIVISION. OTHER LOTS MAY BE REQUIRED TO BE INVESTIGATED WHERE

EXCAVATION REVEALS INDICATIONS OF UNSUITABLE CONDITIONS.

11.LOT 1 IS TO BE USED FOR ONE SINGLE FAMILY DEVELOPMENT, LOT 2 IS UNDETERMINED.

a. THE LOCATION AND SIZE OF HOME ON LOT 1 IS UNDETERMINED.

12.LOCATION OF UNDERGROUND UTILITIES ADDED VIA KANSAS ONE CALL SURVEY LOCATIONS.

13. TRACTS A AND B ARE IN ENVIRONMENTALLY SENSITIVE AREAS,THE OWNER OF THESE AREAS ARE

TO PROTECT THESE AREAS PER 20-1101 (d)(2)(i) OF THE CITY OF LAWRENCE LAND DEVELOPMENT

CODE.

14. THE CITY OF LAWRENCE HAS WAIVED THE REQUIREMENTS TO CONSTRUCT A SIDEWALK ON THE

NORTH SIDE OF QUAIL CREEK DRIVE AT THIS TIME. AN AGREEMENT NOT TO PROTEST THE

FORMATION OF A BENEFIT DISTRICT FOR SIDEWALK IMPROVEMENTS WILL BE RECORDED WITH THE

FINAL PLAT.

LEGEND:

FOUND PROPERTY CORNER AS NOTED

SET 1/2" IRON BAR W/ LS CAP 1408

SANITARY MANHOLE

EXISTING 8" WATER MAIN

EXISTING FENCE

EXISTING TREELINE

EXISTING REGULATORY FLOODWAY

EXISTING FLOOD PLANE WITHOUT BFE

EXISTING STORM LINE

EXISTING SANITARY LINE

EXISTING CONCRETE WALK

EXISTING DRIVE

870 EXISTING CONTOUR

871.6 EXISTING FLOOD PLANE CROSS SECTION

LOT OR TRACT SQUARE FEET/ACRES TOTAL NUMBER OF LOTS MINIMUM LOT SIZE MAXIMUM LOT SIZE

1 26,123.67/0.60

2 107,766.26/2.47

A 12,996.60/0.30

B 25,666.91/0.59

2 LOTS AND 2 TRACTS 27,385.13 SQ FT 107,766.26 SQ FT

FEMA FLOOD MAP

(NO. 20045C0158D, EFF 08/05/2010)

Q

U

A

I

L

C

R

E

E

K

D

R

Q

U

A

I

L

C

R

E

E

K

C

T

Q

U

A

I

L

C

R

E

E

K

D

R

Q

U

A

I

L

C

R

E

E

K

C

T

PIPE SIZE

PIPE SIZE

Page 10 of 19

Camelback Dr

Scioto Dr

Camelb

ack Pl

Quail Creek DrSt Andrews Dr

Quail Creek Ct

Camelback Dr

Tam O'Shanter Dr

Private

Augusta Dr

Alvamar Dr

µLawrence-Douglas County Planning OfficeFebruary 2020

MS

PP-19-00585: Consider a two-lot detached residential Preliminary Plat for Quail Creek, located in the 1800 Block of Quail Creek Dr.

Z-19-00584: Consider a request to rezone approximately 3.96 acres from PUD (Planned Unit Development) District to RS10 (Single-Dwelling Residential)

District, located in the 1800 Block of Quail Creek Dr.

PP-19-00585Z-19-00584

Page 11 of 19

From: Barnhill, Dave <wdbarnhill@ku.edu>  Sent: Monday, February 24, 2020 8:23 AM To: BuildingInspections <buildinginspections@lawrenceks.org> Subject: FW: Pix 

Thank you for taking my call and taking the time to forward this to planning for tomorrow’s meeting.  Academics always leave it to the last minute and I thought I’d seen an email address in the notice.  Our concern is that the top photograph shows the drainage today, 2/24/2020 with light rain.  We have lost trees along with 20x20+ feet of yard to the inadequate drainage already in play in this area.  Some re‐working of the entire drainage of the golf course is needed badly, the drainage tunnel under the fairway is clearly inadequate and while we do oppose this change without some corrective action being put into play.  We will attend the meeting.  Best,  David Barnhill, Shelley Barnhill and Dianne Karls. 

Page 12 of 19

Page 13 of 19

Page 14 of 19

Page 15 of 19

Page 16 of 19

Page 17 of 19

Page 18 of 19

Page 19 of 19