Focus Area: Economy, Community Development
Staff Contact: Nathan Jurey, Senior Planner
Subject: FP25-0003: Modification to the Woodland Road Corridor Plan for Red Hawk Run V; Owner/Developer: Travis Schram, Little Blue Land Holdings LLC; Engineer: Matt Cox, Allenbrand-Drews
________________________________________________________________________________
TITLE:
title
Request for a modification to the Woodland Road Corridor Plan transitional lot policy and a request to accept the dedication of land for public easements and public street right-of-way for a final plat for Red Hawk Run V (FP25-0003), containing 29 lots and two (2) tracts, on approximately 10.86 acres located southeast of S. Langley Street and S. Woodland Road.
Body
________________________________________________________________________________
Summary:
This is a request to modify the Woodland Road Corridor Plan (Attachment G) transitional lot policy for the final plat of Red Hawk Run V (Attachment C) located southeast of S. Langley Street and S. Woodland Road. Additionally, this includes a request to accept the dedication of land for public right-of-way and easements for 29 single-family lots and two (2) tracts. Staff supports a modification to the transitional lot policy as this site is uniquely constrained by several factors and the developer is exceeding several Unified Development Ordinance (UDO) requirements.
History:
The Woodland Road Corridor Plan or ‘the Woodland Plan’ was adopted by City Council in 1998 to establish the expected development pattern in the Woodland Corridor as landowners considered annexation into Olathe. The 1998 Woodland Plan included a transitional lot policy that required new developments to provide an appropriate transition where contiguous with existing large-lot developments. This policy required transitional lots to be a minimum of 13,000 square feet and did not apply across arterial streets.
After the entire Woodland Corridor was annexed and development ensued, the Woodland Plan was updated in 2004. This update added the requirement to apply the transitional lot policy across arterial streets and increased the minimum lot size from 13,000 to 15,000 square feet for the first tier of transitional lots nearest an existing large lot development. Additionally, the 2004 Woodland Plan provided a mechanism for City Council to modify the transitional lot policy which is typically achieved through consideration of input from both the adjoining property owners and the developer and consideration regarding how the request meets the intent of the transitional lot policy.
Modification Request:
The developer submitted a request (Attachment B) to modify the transitional lot policy for Red Hawk Run V to increase from five (5) to nine (9) lots, reducing the required minimum lot size from 15,000 to 10,000 square feet for the first tier of transitional lots along Woodland Road.
In accordance with the Woodland Plan, the developer invited the adjoining property owners from the Woodland Oaks and Meadows subdivisions to the west to a neighborhood meeting in December 2024. The minutes from this meeting are included as Attachment E. At time of publication of this agenda packet, staff received correspondence from individuals of the Woodland Corridor, with seven (7) emails in support and 39 in opposition, including opposition from three (3) of the four (4) large-lot homeowners that adjoin the subject property on the west side of Woodland Road (Attachment F).
Development of this property is uniquely constrained by several factors. The development is subject to transitional lot requirements along Woodland Road to the west, railroad setback requirements to the east, and tree preservation requirements as illustrated in Attachment A. Additionally, the developable land between Woodland Road and the railroad that is available to meet these requirements is at its narrowest in this section of the Woodland Corridor. The developer is proposing to exceed the UDO minimum lot size for all lots and exceed the rear yard setback and master landscape requirements along Woodland Road, as illustrated in Attachment D. Due to these factors, staff supports a modification to the transitional lot policy for the Red Hawk Run V development.
Final Plat:
The final plat establishes property lines for 29 lots and two (2) tracts. The final plat is consistent with the preliminary plat approved in 2004, except for the nine (9) transitional lots proposed along Woodland Road where five (5) were approved. After City Council renders a decision on the modification request, Planning Commission will review the final plat to establish lot lines and ensure compliance with City Council’s decision and all other applicable criteria for plat approval.
This plat will dedicate public street right-of-way and all easements needed to serve the development, including utility (U/E), sanitary sewer (S/E), and tree preservation (TP/E) easements. Currently, a landscape easement is proposed along Woodland Road and this must be shown as a landscape tract prior to the Planning Commission meeting as required by UDO. The property is subject to a street excise tax of $0.215 per square foot and a traffic signal excise tax of $0.0037 per square foot of land area.
________________________________________________________________________________
Financial Impact:
None.
________________________________________________________________________________
Action Needed:
1. Approve the request to modify the transitional lot policy, accept the dedication of land for public right-of-way and easements and send the plat to the Planning Commission for procedural review of conformance with the UDO for the final plat of Red Hawk Run V (FP25-0002) (majority vote of the Councilmembers present required).
2. Deny the request to modify the transitional lot policy (majority vote of the Councilmembers present required).
________________________________________________________________________________
Attachment(s):
A. Map of Subject Property
B. Modification Request Letter
C. Final Plat
D. Landscape Plan
E. Neighborhood Meeting
F. Public Correspondence
G. 2004 Woodland Road Corridor Plan by reference only: www.olatheks.gov/home/showpublisheddocument/1030/636130929025970000