SITE PLAN REVIEW

February 24, 2004

A. SUMMARY

SP-01-03-04: A revised site plan to allow for a 142,000 square foot building addition for an existing industrial manufacturer of garage doors located at 3820 Greenway Circle in the East Hills Business Park. Submitted by Landplan Engineering for Amarr Garage Door Group.

B.        GENERAL INFORMATION

Current Zoning and Land Use:                   M-2 (General Industrial) District; Developed with an Industrial Manufacturing use.

Surrounding Zoning and Land Use:             M-2 (General Industrial) District to the east, south

                             and west; Vacant lot to east, developing pharmaceutical manufacturer to the west and industrial across Greenway Circle to the south.

                                                          Douglas County I-4 (Heavy Industrial) to the north;

                                                          Undeveloped property and  AT&SF Railroad right-

                                                          of-way.

Amarr Garage Door Group, February 2003 Aerial

Site Summary:         23.6 acres

Legal Description: Lot 2 and portion of Lot 1, Block 1, East Hills Business Park No. 2

Use Group – 19, Industrial – Medium Nuisance, Similar Manufacturing Uses.

IMPERVIOUS SURFACE SUMMARY

Existing Buildings       251,785 S.F.  Proposed Buildings     393,438 S.F.

Existing Pavement     254,826 S.F.            Proposed Pavement   419,309 S.F.

Existing Impervious    506,611 S.F.  Proposed Impervious 812,747 S.F.

Existing Pervious       128,054 S.F.  Proposed Pervious     215,253 S.F.

Existing Site Area                634,665 S.F.   Total Site Area                 1,028,000 S.F.

Parking Group – 22, Off-Street Parking Required: 1 parking space/1.5 employee

275 Employees largest shift/1.5 employee = 184 required parking spaces

Off-Street Parking Provided: 429 parking spaces including 10 Handicap Van Accessible spaces.

C.        STAFF REVIEW

The applicant is proposing a 142,000 Square Foot addition to their existing Industrial Manufacturing Building located at 3800 Greenway Circle in the East Hills Business Park. The property is zoned M-2 (General Industrial) District.

The addition will allow for an increase in their manufacturing process, provide additional parking, and allow for improved internal truck circulation, docking, and staging.

Portions of the site are within the 100 year floodplain. The project will be relocating less than 1’ in height of cut/fill from one part of the property to another. A local floodplain development permit will be required.

The site plan shows a new property line to be by lot split. A condition will be required for the provision of an approved lot split.

The construction of the addition may require a temporary relocation of employee parking. The applicant will need to process a temporary use permit for a temporary employee parking lot if they will be using temporary parking lot surface materials.

PRIOR SITE PLAN APPROVALS

· SP-05-43-89, 120,000 SF industrial building, 2,184 net SF Office

· SP-09-47-94, Phase II expansion, 76,000 SF Industrial Building/5,000 SF Office Addition.

· 3/24/99, 2,250 SF training mezzanine added.

· SP-10-72-99, 80-vehicle parking lot expansion

· SP-08-55-03, Air Compressor Building Addition (20’ x 50’)

D. Findings

Per Section 20-1432 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 an M-2(General Industrial) District, a district that permits manufacturing uses (Use Group 19, Industrial-Medium Nuisance), subject to an approved site plan. The facility has obtained four prior site plan approvals.

(b) That the proposed arrangements of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;

The site plan has been reviewed against the requirements of the site planning process. The proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage will be compatible with the adjacent industrial land uses.

(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. The site plan provides for additional employee parking and an improved circulation of trucks; including a new truck parking/staging area, a covered docking facility, and a one-way flow of truck circulation around the building.

(d) That the site plan provides for the safe movements of pedestrians within the site;

An internal sidewalk is provided from the main entrance to Greenway Circle. A sidewalk is also provided out to the employee’s east parking lot. Public Works has recommended a 5’ wide sidewalk to be placed along the north side of Greenway Circle (a collector). The subdivision regulations require sidewalks on both sides of collector streets. There is an existing sidewalk along the south side of Greenway Circle. A condition is requested for the applicant to provide an agreement not to protest a benefit district for sidewalk improvements to Greenway Circle.

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 and will be a sufficient mixture of grass, trees, and shrubs with the interior and perimeter of the site so the proposed development will be in harmony with adjacent land uses and will provide a general pleasing appearance to the public.

(e) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;

The site plan includes industrial trash compactors.

(f) 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 building and topography. The applicant will need to process a floodplain development permit for improvements within the 100 year floodplain.

Review Comments from Departments/Agencies:

The following are review comments from the various departments which reviewed the project. In most cases, the applicant has either revised the development plan to resolve the comment, been notified of a required future action, or a condition may be required to adequately address the requirement or concern.

Public Works/Engineering:

1. Check floodplain status (Letter from Kansas Department of Water Resources. Condition for local floodplain development permit)

2. Reflect all existing utilities easement and existing easements, boundary dimension incorrect (metes & bounds). (Revised)

3. Install 5’ sidewalk along north side of Greenway Circle. (Condition for agreement not to protest a benefit district for sidewalk improvements to Greenway Circle.)

4. Show additional dimensions, shade appropriately and give dimensions to the changes in pavement type & specify asphalt thickness. (Revised)

5. Cannot allow structure overlap into easements. (Revised)

6. Public works would like to minimize curb cuts, especially since Greenway is a collector. (Notified)

7. Label Sanitary Force Main and Pump Station. (Revised)

8. Verify Floodplain Status – Elevation certificates, LOMA/LOMR, FIRM Map. (Revised)

9. Need 25’ clear width for westernmost driveway aisle. Is the 25’ from back-to-back of curb or from face-to-face of curb. (25’ width is from back-to-back of curb)

10. Show width of all driveway entrances. (Revised)

11. 30.50’ driveway width should be a maximum of 30.00’.(Revised)

12. Show width of all parking lot aisles. (Revised)

13. Need written justification of the eastern entrance proposed turning radius of 45’, otherwise maximum turning radius of 25’. (The entrance is a truck entrance, and a larger radius is provided for trucks turning into the site)

14. The “8 inch reinforced concrete truck entrance only” should indicate “(to end of return).” (Revised)

15. Note No. 6. Include “… 24” Concrete curb and gutter …” , and delete “Asphalt pavement shall meet or exceed City of Lawrence minimum standards.” Specify thickness of asphalt with Note No. 6 and also show location on plan. (Revised)

16. Show 40’ Drainage Easement and other Drainage Easements on Property. (Revised)

Stormwater Engineering:

1. Revise the proposed contours along the frontage and show the necessary driveway culverts to convey the existing public drainage system. Submit public improvement plans for the channel and culverts within the street right-of-way prior to release of the plan to the building inspector. (Condition)

2. Label the size and elevation of all on-site curb inlets and pipes. Specify that all curb inlets are constructed per City standard details. (Condition)

3. Correct the impervious surface summary table. (Condition)

4. Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project.  This project will not be released for building permits until an approved SWP3 has been obtained. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained. (Condition)

Neighborhood Resources:

1. Plan provides for 10 van-accessible ADA parking spaces all must be signed accordingly. (Notified)

2. Interior sidewalks and control buildings must be accessible. (Revised)

3. No parking spaces are shown on the north side of building, only a one-way driveway for access. All parking should be prohibited in this area or proposed and approved with this plan. (Currently emergency vehicles can not circulate around the existing building as required). (Notified)

4. Proposed new landscaping not shown on schedule. (Revised)

5. With this addition for over 50 trailer parking stalls, all semi-trailers or unattached trailers left parked on Greenway Circle should be prohibited and enforced by Policy. (Notified)

Municipal Utilities:

1. Need more information on expansion. Please contact Shari Stamer 832-7817. (Notified)

Parks/Forestry:

1. Please choose a different species of tree for parking lot islands. The Sugar Maples will not survive the harsh conditions. Use Locust (Thornless), Bald Cypress, Oaks or other drought tolerant plants. (Revised)

2. Add landscape screening to greenway Circle view side of parking lot to screen cars. (Revised)

3. Provide number of trees on landscape schedule. (Revised)

4. What trees are existing or proposed? (Revised)

Fire Department:

1. Reinstall any displaced Fire Hydrants. (Revised)

Police Department:          Ok.

Sanitation Department:

1. Ok. If adding another trash compactor can lease one through the Solid Waste Division. (Notified)

Traffic Engineering:         

1. Need to provide first 7 steps of Traffic Impact Study. (Completed)

2. Greenway Circle is a collector, need to provide 5’ sidewalk. (Condition, agreement not to protest a benefit district for sidewalk improvements to Greenway Circle.)

3. Provide pedestrian access (sidewalk) from building to street. (Revised)

Westar Energy: No comment.

Aquila, Inc: No comment received.

Southern Star Central Gas: No comment received.

Southwestern Bell:          No comment received.

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(s) of the property. (Notified)

2. The following note per ordinance No. 7542 will need to be shown on the site plan: “All traffic control signs placed on private property open to the general public shall comply with the “Manual on Uniforms Traffic Control Devices” and “Standard Highway Signs,” published by the Federal Highway Administration, with respect to size, shape, color, retroreflectivity, and position.” (Revised)

3. Provide planning with a copy of Kansas Department of Water Resources comments (copy of an e-mail would be fine). (Provided letter from Division of Water Resources stating a flood plain permit from the state would not be required because the project involves less than an average of 1 foot in height from the existing ground. Information shows the cut and fill at adjacent areas in the floodplain at approximately the same stream cross-section, and the net average height will be less than 1 foot.)

4. Limits of floodplain need to be shown & provide floodplain calculations. (Revised flood plain limits shown, condition for local floodplain development permit.)

5. Need floodplain development permit application to process along with the site plan. (Condition)

6. Check with Neighborhood Resources for directional signs. (Notified)

7. Need to provide the first 7 steps of a Traffic Impact Study for the facility. (Provided)

8. May need to replace displaced fire hydrants or explain how they will function. (Revised)

9. Need to provide a number for the provided interior greenspace. (Revised)

10. Need to provide a number for the quantity of landscape trees. (Revised)

11. The interim use of the future parking area should be turf. If this area is proposed to be used during the interim for truck parking, it should be noted as such. (Revised)