SITE PLAN REVIEW

February 24, 2004

 

A.                 SUMMARY

 

SP-02-11-04: Rick’s Place, a site plan for the remodel of a commercial space for a bar located at 846 Illinois. Submitted by Smalter and Associates for, Rick Younger, tenant leasee, Steve Neher, property owner of record.

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:                   C-5 (Limited Commercial) District; existing commercial center.

 

Surrounding Zoning and Land Use:             C-5 (Limited Commercial) District to the east and south, existing commercial development.

 

RS-2 (Single-Family Residence) District to the north and west, existing residential uses.

 

RM-3 (Multiple-Family Residence) District to the southwest, existing multi-family residential

 

Site Summary:

Gross Area:                       14,384 SF     

Existing Building:                 6,372 GSF     

Proposed New Building:        No proposed changes to existing building size        

Open Space:                      3,803 

Parking group and ratio:       11 and 12 dependent on tenant mix [1 space to 100 SF and 1 space to 200 SF]

Off-Street Parking Required: 32      

Off-Street Parking Provided:  41 (parking lot to be re-striped to include compact spaces)

 

Note: The proposed change is a minor alteration. There are no exterior building modifications associated with this request.

 

 

Text Box: Staff Recommendation: Planning Staff recommends approval of the site plan subject to the following conditions: 1. Provision of a revised site plan to the second general note as follows to correct spelling: “The minimum parking space requirement was …. The required parking for each use is as follows”; 2. Execution of an agreement not to protest the formation of a benefit district for street and sidewalk improvements; 3. Approval of DR-02-12-04, prior to release of the site plan to Neighborhood Resources for issuance of a building permit; and 4. Execution of a site plan performance agreement.

Review Comments from Other Departments/Agencies

 

Public Works/Engineering:    

1.      Correct spelling in general notes  regarding the minimum parking space requirements (Condition of approval)

2.      How thick is pavement? (Additional information provided)

3.      Sidewalk should be minimum of 6’ along 9th Street (Condition of approval, this may be a future improvement)

4.      Parking stalls not allowed within 15’ of right-of-way. (Site does not need to be upgraded since the project is a minor alteration)

 

Stormwater Engineering:       A drainage study will not be required for this project. The increase in impervious surface is less than 10 percent. The site plan dated 02-03-04 meets the specified requirements. (Site does not need to be upgraded since the project is a minor alteration)

 

Traffic Engineering:             Re-striping parking will not provide actual increase in spaces.

 

Municipal Utilities:                No comments provided

 

Neighborhood Resources:     No comments provided

 

Parks Department:              No comments

 

Sanitation Department:        No comments provided

 

Police Department:              ok

 

Fire Department:                No comment

 

Westar Energy:                  No comment

 

Aquila, Inc:                        No comments provided

 

Southern Star

Central Pipe, Inc:                No comments provided

 

Southwestern Bell:               Any utilities needing moved will be at owner expense.

 

Planning Department:          Provide site summary to include total area, total pervious and total impervious numbers. (Additional detail provided)

 

 

 

 

 

 

 

C.        STAFF REVIEW

 

The subject property is located on the northeast corner of Illinois Street and 9th Street. The property is a developed neighborhood commercial center. The proposed site plan is for a change in use from a liquor store to a bar within the existing tenant space. The current improvements were constructed prior to 1967. in September of 1967 a site plan was approved for a northern addition to the building (SP-6-9-67). 

 

The City’s Zoning Ordinance requires approval of a revised site plan prior to issuance of a building permit.  Section 20-1428 of the Zoning Ordinance defines a Significant Alteration to Existing Development, as:

 

“a development on improved real estate that is altered or changed in such a manner that one or more of the following is applicable: 

 (a)       The development results in the construction of a building, structure, or addition that increases the gross square footage of the existing development by more than ten percent (10%); provided, that separate incremental developments below the 10% amount shall not be used to avoid the requirements of Sections 20-1428:1435 if in the aggregate the developments over a period of 18 months would meet those requirements; or,

(b)           The estimated construction costs of the development exceeds ten percent (10%) of the most recent appraised fair market value of the existing property as determined by the County Appraiser, provided, that separate incremental developments below the 10% amount shall not be used to avoid the requirements of Sections 20-1428:1435 if in the aggregate the development over a period of 18 months would meet those requirements; or,

(c)           The construction or paving of any parking lot or facility which covers ground previously not used as a parking lot or facility, or the construction or paving of any parking lot or facility which does not conform to City pavement standards pursuant to 20-1217; or,

(d)           The alteration or intensification of any use which increases off-street parking requirements pursuant to Article 12 of this Chapter.”

 

The total center was developed at a time where the specific off-street parking requirements were not documented. The proposed use alters the existing tenant mix, within the existing center. The county appraisal for this property is listed at $476,800. The estimated cost of the interior remodeling is $30,000. The proposed change in tenant mix does not meet the definition of a significant alteration.

 

The site plan approved in 1967 provided 39 parking spaces for the uses on the property.  The existing uses, together with the proposed licensed premise, will require a total of 32 parking spaces.  The proposed change in use does not increase in the parking requirement, for the entire center and therefore, does not represent an intensification of use as described as defined above.

 

The northern portion of this property also falls within the 500’ environs of Old West Lawrence Historic District.  City staff is currently reviewing the proposed changes (DR-02-12-04).  There are no exterior modifications to the site.

 

The City Commission recently approved a waiver to allow the proposed Licensed Premise within 400 feet of a church or school. 

 

 

 

Zoning and Existing Development

The subject property is zoned C-5 (Limited Commercial) District which permits a variety of uses including bars, restaurants, liquor stores and other similar uses found in Use Group 12. The site is located in a developed neighborhood commercial center including an off-street parking lot for the commercial tenants. 

 

Staff noted in a letter to the applicant dated October 27, 2003 several physical elements of the site that do not comply with current minimum standards. Any future change to the site that results in a determination of significant alteration will require the upgrade of the site to comply with minimum standards.

 

Access and Parking Lot Design

 The applicant does not propose any changes to the existing building exterior or parking lot other than re-striping to provide additional designated off-street spaces by use of compact stalls.

 

The current parking lot provides a total of 40 off-street parking spaces. Based on the existing uses, a total of 32 off-street parking spaces are required to comply with minimum standards. The applicant proposes to reconfigure and re-stripe the existing parking lot to increase the number of spaces by providing compact parking. The applicant does not intend to expand the physical space of the existing pavement. 

 

The minimum parking space requirement was calculated based on the net square footages that were provided to our office by the property owner.  The required parking for each use is as follows:

 

Bookstore                5 spaces -- 1 space / 200 net square footage ( 870 nsf)

Coin Connection        2             -- 1 space / 200 nsf (425 nsf)

Tropical Fish             2             -- 1 space / 200 nsf (400 nsf)

Beauty Salon            5             -- 1 space / 100 nsf (500 nsf)

Licensed Premise       18            -- 1 space / 100 nsf (1750 nsf) Proposed use

Total Required          32 spaces based on proposed tenant mix

 

It should be noted that most of the existing tenants are day time operations. This will provide for use of the parking lot during off-peak times by the existing and proposed tenants.

 

Summary and Conclusion

 

Section 20-1429 of the Zoning Code requires the submission of a site plan for minor alterations. Section 1434 allows for administrative approval of revisions to approved site plans by the Director of Planning. Given the fact that a waiver was required by the City Commission to allow the proposed Licensed Premise within less than 400’ of an existing church, this proposed site plan revision has been forwarded to the City Commission for their consideration. The proposed site plan complies with the minimum submission requirements and provides adequate off-street parking for the proposed uses.