SITE PLAN REVIEW

March 2, 2004

SP-01-08-04:  A Site Plan for installation of perimeter fencing and for the Police Department’s use of the property at 900 E. 15th Street for evidence storage.  The City of Lawrence is the property owner of record.

Current Zoning and Land Use:                   M-2 (General Industrial District); former concrete block company and storage yard.

Surrounding Zoning and Land Use:             RS-2 (Single-Family Residence District) to the south and north; existing residential development.

                                                          RM-D (Duplex Residential District) to the northeast; existing residential development. 

                                                          RM-1 (Multiple-Family Residence District) to the east and to the west; residential development in both directions.

Recommendation:  Staff recommends approval of the subject to the following conditions:

1. Revision of the site plan to note the following:

a. Driveway apron to be reconstructed as part of 13th & Oregon stormwater improvement project;

b. Installation of four street trees after completion of the 13th & Oregon stormwater improvement project; and

2. Approval of a Floodplain Development Permit prior to installation of the fencing.

Site Summary:                    Fenced area will enclose area approximately 225’ x 180’ in the southwest corner of the city-owned site.  Remainder of two acre site will be open space following current stormwater improvement project that is underway.

Proposed Use:                   Office and Storage uses related to Police Department evidence records. 

Buildings:                           Two existing buildings [4,240 sf & 4,000 sf] to be utilized for office and storage

Exterior Storage:                 Two (approximately 40’ x 50’) areas north of buildings to be enclosed with wood fencing for found property and vehicle storage.

Parking Group:                   17: 1 space / 1,000 sf or 1.5 employees, whichever is greater    

Parking Required:                9 spaces [based on sf; staff will be on-site intermittently]

Parking Provided:                9 spaces

Review Comments Received From Other Departments/Agencies:

Public Works/Engineering:

1. Sidewalk along 15th Street should be reconstructed to 5’ width.  (Sidewalk will be reconstructed as part of the stormwater improvements.)

Stormwater Engineering: 

1. City will prepare a LOMR when stormwater project is complete.  Base flood elevation will be reduced and floodway will be contained in a new channel east of existing buildings.

Traffic Engineering:       

1. Gate at entrance should be inset so vehicle will not block sidewalk.  (Intent is to install fence and gate in alignment with south edge of east building, so it will be inset from the property line.)

Municipal Utilities:          No comments.

Codes Enforcement:       No comments.

Parks/Forestry Department:       

1. Will this project need to provide street trees?  (Proposed use is considered a similar use to the use that previously occupied the property.  Therefore it is a minor alteration to existing development and does not require improvements to meet current standards.

Police Department:                     OK

Fire Department:                        No comments.

Sanitation Department:  No comments.

Westar:                                     No comment.

Aquila:                                      No comments.

Southern Star Central Gas:         No comments.

Southwestern Bell:  No comments.

Sunflower Cablevision:  No comments.

STAFF REVIEW

The request is for site plan approval for the use of the former Morton Block/Capitol City Concrete Products as an evidence storage site for the City of Lawrence Police Department.  The City purchased this property several years ago in preparation for significant stormwater improvements that are currently underway.  The use of the existing office and storage buildings on this site for evidence storage was included in the 2004-2009 Capital Improvements Plan.

The site plan identifies the location of perimeter security fencing and installation of a new gate at the entrance to the site.  Six foot high wood screening fence will be installed north of each of the buildings to enclose outdoor storage areas for found property and seized vehicles.  The proposed use is expected to be a lower intensity to use compared to the previous manufacturing and retail business and has been determined to be a minor alteration to existing development.

Currently the property is located within the 100-year floodplain.  The City’s Stormwater Engineer will submit a Letter of Map Revision (LOMR) to FEMA following the channel improvements in this area.  It is anticipated that the project will reduce the base flood elevation for the site so the existing buildings will conform to elevation requirements.  A floodplain development permit must be processed for the installation of the fencing on the site.  No negative impacts to the floodplain are anticipated as a result of this installation.  The existing driveway apron will be constructed to City standards as part of the 13th & Oregon stormwater improvement project.  The remainder of the site will be graded and seeded as open space as a result of the current City construction project.  Following completion of the stormwater project, four street trees should be planted along the 15th Street frontage to complete the improvements to this property.

Outdoor security lighting will be installed on the exterior of the buildings.  A note is provided on the plan that lighting will be directed down.

The site plan meets the requirements of the M-2 zoning district and the site plan requirements of the Zoning Ordinance for a minor alteration to existing development.