SITE PLAN REVIEW
SP-10-65-03: A site plan for Children’s Learning Center, to allow for parking lot improvements to an existing Child Care Center located at 205 N. Michigan. The property is zoned RS-1 (Single-Family Residential) District. Submitted by Holly Turner, Executive Director of Children’s Learning Center.
B. GENERAL INFORMATION
Current Zoning & Land Use RS-1 (Single-Family Residential) District; Child Care Center.
Surrounding Zoning and Land Use RS-1 (Single-Family Residential) to the north, east, and west; developed with single family residences.
RS-2 (Single-Family Residential) to south; Church of Christ.
A (Agriculture) to the northeast; undeveloped, unincorporated areas of Douglas County.
RM-1 (Multiple-Family Residential District) to the southeast; Apartments.
Site Summary:
Parking Group 22 1 space for each 1.5 employees
Off-Street Parking Required: 23 employees/1.5 = 16 parking spaces.
Off-Street Parking Provided: Existing 20 parking spaces
Proposed, increase to 36 parking spaces (net increase of 16
additional parking spaces).
Staff Recommendation:
Planning Staff recommends approval of the site plan subject to the following condition:
Execution of a site plan performance agreement per Section 20-1433.
C. STAFF REVIEW
The applicant is proposing to increase the number of available parking spaces for an existing Child Care Center located at 205 N. Michigan. A site plan amendment is required because an expansion of a parking lot (covering ground not previously used as a parking lot) is considered a significant
alteration to an existing development.
This property is located at the southwest corner of the intersection of N. Michigan Street and Pinewood Drive. On February 16, 1993, the City Commission approved a Use Permitted Upon Review for the operation of a Child Care Center at this location with a maximum capacity of 173 children (UPR-12-9-92).
The facility meets the minimum number of off-street parking spaces required by parking group for a Child Care Center (parking group 22, 1 off-street parking space per 1.5 employees). According to the applicant’s agent, the maximum number of staff at the facility at one time is 23 employees. Based upon the City’s parking requirements - Section 20-1212, a minimum of sixteen off-street parking spaces are required. The Children’s Learning Center has 20 off-street parking spaces in their east parking lot and an additional 4 parking spaces in their small parking lot accessed from Pinewood Drive
However, the actual parking demand for this facility is 23 parking spaces for the maximum number of employees, plus an additional 10-15 parking spaces for the drop- off/pick-up nature of a child care center of this size. Adjacent on-street parking is limited due to no parking allowed on N. Michigan Street and the limited availability of Pinewood Drive to adequately handle on-street parking.
Overall, the construction of an enlarged parking lot with 16 additional off-street parking spaces would assist in alleviating the on-street parking congestion problems that have occurred on the adjacent Pinewood Drive.
The planning department received a letter for the Board of Zoning Appeals, dated April 15, 2003, signed by eleven residents along Pinewood Drive in support of the Children’s Learning Center’s on-site parking lot improvements (see attached letter.)
D. Findings
Per Section 20-1432, before making a report to the City Commission, the planning staff shall first find that the following conditions have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The property is within a RS-1 (Single-family Residential) District, a Child Care Center is allowed in the RS-1 District subject to a Use Permit upon Review. The City Commission approved a Use Permit upon Review for the Child Care Center on February 16, 1993 (UPR-12-9-92).
(b) That the proposed arrangements of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage will be compatible with adjacent land use.
Building: No changes are proposed to the building. This building has been used by the Children’s Learning Center since 1993.
Off-street parking: Parking Group 22
Required - 1 space for each 1.5 employees
23 employees/1.5 = 16 parking spaces.
Provided – Existing 20 parking spaces
Proposed, increase to 36 parking spaces (net increase of 16
additional parking spaces).
Access: Existing, two curb cuts from N. Michigan Street.
Outdoor lighting: Relocation of existing light poles.
Landscaping: Existing landscaping will be added to and enhanced.
Drainage: Stormwater drainage to existing stormwater drainage inlet.
(c) That the vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well;
The vehicular ingress and egress to and from the site and circulation within the site help provide for safe, efficient and convenient movement of traffic. Vehicular access will be from N. Michigan with an “enter only” and an “exit only” driveway. Vehicular access within the parking lot is one-way. Staff will park within the parking lot on the street-side. Parents dropping off/picking up children will park within the parking lot on the building-side. Parents are required to enter the building to both sign-in and sign-out their children.
N. Michigan Street was recently improved by the City of Lawrence. The curb cuts/street improvements that the city undertook anticipated and incorporated the design of the proposed new parking lot.
(d) That the site plan provides for the safe movements of pedestrians within the site;
With the recent street improvements, the city constructed sidewalks along the west side of N. Michigan. The Children’s Learning Center will construct internal sidewalks from the parking lot to the building.
(e) That there is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public right-of-way) of site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for buildings, structures, parking, or accessways shall be landscaped with a mixture of grass, trees and shrubs;
There is a sufficient mixture of grass, trees, and shrubs with the interior and perimeter of site so the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
The trash storage area is screened.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The site plan takes into consideration the existing site improvements.
PRIOR ACTIONS
01/27/1993 - UPR-12-9-92: A Use Permitted upon Review for a Child Care Center was recommended for approval by the Planning Commission.
02/16/1993 - UPR-12-9-92: A Use Permitted upon Review for the Children’s Learning Center was approved by the City Commission.
08/20/2002 City Commission directed staff to provide a review of the UPR-12-9-92 for the Children’s Learning Center and deferred for an indefinite period of time Ordinance #7566 (establishing “no parking” Monday-Friday, 8 am to 4 pm on both sides of Pinewood Drive).
11/5/2002, the City Commission had a public hearing reviewing the staff report and the status of the Use Permitted upon Review for the Children’s Learning Center. No specific motion or modification was made on the UPR. However, the Mayor would write a letter to the adjacent Church of Christ to see if the Church’s parking lot may be available for parking by the Children’s Learning Center. The Church responded to the Mayor’s letter identifying potential problems with allowing Children’s Learning Center to use the Church’s parking lot.
12/2002, the Children’s Learning Center submitted a $71,001 Community Development Block Grant application to the City of Lawrence.
05/06/2003, CDBG awarded to the Children’s Learning Center. CDBG funds for the proposed parking lot improvements became available as of August, 2003.
05/01/2003, the Lawrence Board of Zoning Appeals approved four (4) variances (B-04-10-03) from the provisions of:
Approval of the variances was valid for a period of 120 days during which time a site plan approval from the City of Lawrence and a building permit for the approved construction was required. The variances expired on August 28, 2003 without the applicant obtaining an approved site plan, a building permit, or a request for extension of the variances from the Board of Zoning Appeals. The applicant submitted a new variance application (B-11-31-03) which was approved by the Board of Zoning Appeals on December 4, 2003.
Review Comments from Other Departments/Agencies on site plan SP-10-65-03:
Review and Comments from Departments/Agencies:
Public Works/Engineering:
Stormwater Engineering:
Impervious Surface Summary
Lot #
Existing Summary Summary after project completion
Total Buildings # # Total Buildings #
Total Pavement # Total Pavement #
Total Impervious # Total Impervious #
Total Pervious # Total Pervious #
Property Are # Property Area # (Revised, page 3)
Neighborhood Resources: No comment received.
Municipal Utilities: No comment received.
Parks/Forestry:
1. Please use shade trees. The Golden Raintree or Purple Smoketree especially will block visibility on a busy street. Suggest substituting Pacific Sunset Maple. (Revised)
2. No wires & turnbuckles should be needed on a 2” caliper tree. (Notified)
3. This planning detail shows tree being planted at least 4” too deep. (Notified)
4. Flare root of tree should be showing. (Notified)
Fire Department: Ok.
Police Department: Ok.
Sanitation Department: No comment received.
Traffic Engineering:
1. What are driveway radii?, should be at least 15’. (Revised)
2. Improve radii on driveway to van parking off Pinewood. (Existing, no change proposed, van parking is for Children Learning Center’s Vans.)
3. South driveway on Michigan appears to encroach on adjacent property. (Placement of driveway approved by Board of Zoning Appeals)
4. Sidewalk along Michigan must have detectable warning area where it crosses driveways. (Notified)
Westar Energy:
1. Owner will be responsible for all relocation costs – and tree trimming necessary for relocation. See (KPL) Westar Energy for cost estimate on relocation. (Notified)
Aquila, Inc: No comment received.
Southern Star Central Gas: No comment received.
Southwestern Bell: No comment.
Sunflower Cablevision: No comment received.
Planning Department:
1. Per Section 20-1433, approved site plans will have a condition requiring an execution of a signed site plan agreement by the owner of the property. (Condition)
2. The prior 120 day variances approval has expired. Project scheduled to go again before the Board of Zoning Appeals for approval of requested variances on December 4. Site plan is being reviewed, as if prior variances will be approved. (Variances re-approved by BZA on December 4, 2004)
3. Please review detail of storm water inlets design to determine if additional rods or guard is warranted due to the number of small children that will be in close vicinity. (Notified)
4. Provide a copy of the photometric plan per Section 20-14A to determine if additional lighting during early mornings/late afternoons may be desired. (Notified)