NEWFOUNDLAND I-5 Agricultural District Subject Site SUNDANCE ANDERSON Single Family Residential CHRISTY PUD Agricultural District Highway Business General Location Annex, Rezone & Preliminary Plat Lansdowne Addition, Unit Three 120 60 0 120 Feet
INTER-OFFICE MEMORANDUM DATE: September 24, 2015 MEETING: October 5, 2015 TO: FROM: RE: Manhattan Urban Area Planning Board Chase Johnson, CFM, Planner Annexation of Lansdowne Addition, Unit Three BACKGROUND BK Investments, LLC Tom Abbott has requested annexation of two tracts of land to be known as the Lansdowne Addition, Unit Three. The two tracts measure approximately 3.2 acres in area. The proposed Preliminary Plat of Lansdowne Addition, Unit Three consists of six (6) large, single-family detached lots (currently vacant) and one (1) large two-family lot that is improved with an existing two-family residential structure. The two tracts are generally located to the northwest of the intersection of Anderson Avenue and Christy Drive. Christy Drive is located within the City and is an existing improved urban section city street. A combination of medium density residential townhomes and two-family residential neighborhoods are located to the east of Christy Drive. Low density singlefamily rural residential is located to the west of the proposed annexation area. Lansdowne Addition, Unit Three is proposed to be rezoned from County AG, Agriculture District and County SF-1, Single-Family District, to R-1, Single-Family Residential District and R-2, Two-family Residential District. A Preliminary Plat has been submitted for the two tracts. When considering an annexation request, the Manhattan Urban Area Planning Board shall make a recommendation on the proposed annexation based on the Comprehensive Plan for the Manhattan Urban Area, the Growth Vision, and the Capital Improvements Program (CIP). FUTURE LAND USE MAP OF THE COMPREHENSIVE PLAN The proposed annexation area is shown on the Future Land Use Map in the northwest planning area and the West Anderson Corridor (WAC) Special Planning Area. The
Page 2 annexation area is designated as Agriculture (AG). In addition, the Future Land Use Map identifies the area surrounding the intersection of Anderson Avenue and Scenic Drive as a future Neighborhood Commercial Center node. It is reasonable to assume that density will be greater near the intersection and transition to less dense environments farther away from the commercial node. Since the existing development patterns to the east of the proposed annexation area are Residential Medium to High (RMH) Density, the Residential Low to Medium (RLM) Density policies have been included below as a reference to the transitioning development patterns from the intersection of Scenic Drive and Anderson Avenue. AG Policies Include: AG: Uses Primary: Farming, ranching, and other agriculturally related uses. Secondary: Very low density rural residential. AG: Characteristics Areas are not anticipated to be developed within the 20-year planning horizon of this plan. Continuation of agricultural uses is encouraged within the context of both market demand and the desires of individual property owners. Residences are typically limited to those for owners/operators of the agricultural enterprise. RLM Policies Include: RLM-1: Characteristics The Residential Low to Medium Density designation incorporates a range of singlefamily, single-family attached, duplex, and town homes, and in appropriate cases include complementary neighborhood-scale supporting land uses, such as retail, service commercial, and office uses in a planned neighborhood setting, provided they conform with policies for Neighborhood Commercial Centers. Small-scale multiple-family buildings and condominiums may be permissible as part of a planned unit development, or special mixed-use district, provided open space requirements are adequate to stay within desired densities. RLM-2: Appropriate Density Range Densities in the Residential Low to Medium Density designation range between less than one dwelling unit/acre up to 11 dwelling units per net acre. RLM-3: Location Residential Low to Medium Density neighborhoods typically should be located where they have convenient access to and are within walking distance to community facilities and services that will be needed by residents of the neighborhood, including parks, schools, shopping areas, transit and other community facilities. Where topographically feasible, neighborhoods should be bounded by major streets (arterials and/or collectors)
Page 3 with a direct connection to work, shopping, and recreational activities. The Residential Low to Medium Density designation includes most established neighborhoods outside of the core area as well as future residential growth areas to the west and east. RLM-4: Variety of Housing Styles To avoid monotonous streetscapes, the incorporation of a variety of architectural styles is strongly encouraged in all new development, West Anderson Corridor Special Planning Area Policies (WAC) Background and Intent The West Anderson Corridor is contiguous to the western boundary of Manhattan and is considered as an area for potential future growth. The scenic quality of the corridor is significant, defined by the Wildcat Creek Riparian area, which bounds its southern edge and by the lush agricultural lands that extend south from Anderson Avenue to the creek. The corridor will remain primarily rural in nature within the near-term or until such time as utility services are available. To the extent possible, both the scenic quality and availability of developable land within the corridor should be preserved. As the market for growth in the corridor emerges, compatibility with Fort Riley and specific recommendations made by the 2005 Flint Hills Joint Land Use Study are a key consideration. WAC-1: Preservation of Wildcat Creek Riparian Corridor Design land use patterns in the Wildcat Creek Corridor to protect natural features, including steep slopes, native vegetation, riparian corridors, streams, and wetlands, in accordance with the adopted Wildcat Creek Floodplain Management Plan. WAC-2: Future Growth Area The West Anderson Corridor is identified as a potential future growth area, dependent upon the timing, and availability of infrastructure and urban services. Evaluate development proposals within the West Anderson Corridor based upon their compatibility with the area s potential for future urban development and the recommendations of the 2005 Flint Hills Joint Land Use Study. Discourage isolated parcels of development that will lead to fragmented patterns of urban development. WAC-3: Future Neighborhood Services and Residential Development The West Anderson Corridor provides potential for additional Neighborhood Commercial services and specialty stores in the vicinity of the Anderson Avenue Scenic Drive intersection. Explore the provision of low to medium density housing along the south side of Anderson Avenue, transitioning to the riparian open space corridor, along Wildcat Creek. WAC-4: Multi-modal Connectivity As development opportunities emerge, explore and implement opportunities to enhance multi-modal connections between the West Anderson Corridor and existing multi-modal facilities in other parts of the Planning Area.
Page 4 Considering the existing development patterns of adjacent properties and the planning area polices outlined above, the proposed annexation conforms to the Manhattan Urban Area Comprehensive Plan. GROWTH VISION The proposed annexation conforms to the policy directions provided by the Growth Vision in the Comprehensive Plan. The Growth Vision recommends the incorporation into the City of those areas that are physically, socially, and economically a part of the City, and encourages orderly, contiguous growth and expansion into areas that can be served with City services. CAPITAL IMPROVEMENTS PROGRAM and SERVICEABILITY The tract is shown on the Manhattan Urban Area Comprehensive Plan Map to be at the edge of the Urban Service Area (map attached). As such, the site can be easily served by public improvements, including existing Christy Drive, water, fire service and sanitary sewer. It should be noted that the existing two-family residential structure located on proposed Lot 1, Lansdowne Addition, Unit Three is currently served by a private sanitary sewer lateral field system. Note: As a condition of annexation, whenever the lateral field for this property fails in the future, if the property is renovated, redeveloped, or connected to City water service, or if any City, County, State or Federal agency or agent with sufficient legal authority determines it to be necessary, the property shall be required to connect to the City s sanitary sewer system at the cost of the property owner. ALTERNATIVES It appears the MUAPB has the following alternatives concerning the issue at hand. The Board may: 1. Recommend approval of the annexation of Lansdowne Addition, Unit Three, based on conformance with the Future Land Use Map of the Comprehensive Plan for the Manhattan Urban Area and the City of Manhattan, Kansas, the Growth Vision, and the Capital Improvements Program (CIP), subject to the one (1) condition of approval recommended by City Administration. 2. Recommend denial of the annexation Lansdowne Addition, Unit Three, for specifically stated reasons. 3. Table the annexation of Lansdowne Addition, Unit Three, to a specific date, indicating the reasons for tabling.
Page 5 RECOMMENDATION While the annexation site is not shown as residential in the Comprehensive Plan, it is directly adjacent to Christy Drive, an existing city street that is in the process of developing along its east side with the Four Winds Townhomes PUD. As such it is reasonable to expect the west side of Christy Drive to develop with low density urban residential uses. City Administration recommends approval of the annexation of Lansdowne Addition, Unit Three, an approximate 3.2 acre tract of land generally located to the northwest of the intersection of Anderson Avenue and Christy Drive, based on conformance with the Future Land Use Map of the Comprehensive Plan for the Manhattan Urban Area and the City of Manhattan, Kansas, the Growth Vision, and the Capital Improvements Program (CIP), subject to the following condition of approval: 1. Whenever the lateral field on proposed Lot 1, Lansdowne Addition, Unit Three fails in the future, if the property on Lot 1 is renovated, redeveloped, or connected to City water service, or if any City, County, State or Federal agency or agent with sufficient legal authority determines it to be necessary, the property shall be required to connect to the City s sanitary sewer system at the cost of the property owner. POSSIBLE MOTION The Manhattan Urban Area Planning Board recommends approval of the annexation of Lansdowne Addition, Unit Three, an approximate 3.2 acre tract of land generally located northwest of the intersection of Anderson Avenue and Christy Drive, based on conformance with the Future Land Use Map of the Comprehensive Plan for the Manhattan Urban Area and the City of Manhattan, Kansas, the Growth Vision, and the Capital Improvements Program, subject to the one (1) condition of approval recommended by City Administration. CJ 15154}MUAPB}AnnexLansdowneUnit3