PUBLIC HEARING ITEM:
ITEM NO. 12: REVISED
PRELIMINARY DEVELOPMENT PLAN FOR PINE RIDGE PLAZA; 3106
S. IOWA STREET (SLD)
A. Summary
PDP-01-01-04:
A revised Preliminary Development Plan for Pine Ridge Plaza located at 3106
S. Iowa Street. The applicant proposes removing the restriction of use to
permit alcohol sales. Requested by Peridian Group, Inc., for Pine Ridge Plaza,
LLC, property owners of record.
Current Zoning and Land Use: PCD-2 (Planned Commercial
District); existing commercial development known as Pine Ridge Plaza.
Surrounding Zoning and Land Use: C-5 (Limited Commercial District) to
the south; developed as Wal-Mart.
A (Agricultural
District) east of phase 4 office pad sites; undeveloped. C-5 (Limited
Commercial District) along 31st Street.
PCD-2 (Planned
Commercial District) to the north; existing home improvement center and
commercial development.
C-5 (Limited
Commercial Development), C-4(General Commercial Development), and PCD-2
(Planned Commercial Development) to the west; developed commercially (Target
development and several pad sites).
Purpose
of this request:
The
proposed Preliminary Development Plan is submitted to review the permitted and
restricted land uses of the development. The proposed Preliminary Development
Plan amends only the allowable uses to accommodate the use of retail liquor
sales for consumption off the premises. There are no proposed changes to the
building footprints or parking lot design/arrangement. The site summary is
provided for reference only. Platted lot numbers and phases do not correlate.
The Preliminary Development Plan updates the existing conditions of the site
and proposes to amend the allowable uses within what is known as Phase 2 of the
Planned Unit Development.
Lot 1 Pine Ridge Plaza Addition: Undeveloped
pad site located on the northeast corner of 33rd and Ousdahl Road (Original
Phase 3, later revised to Phase 4)
Lot 2 Pine Ridge Plaza Addition: Developed
Kohls, Old Navy, Famous Footware, (Phase 2)
Jason’s
Deli & Retail building, and
Bed
Bath& Beyond redevelopment of old K-Mart building (Phase 1 as K-Mart
remodel)
Lot 3 Pine Ridge Plaza Addition: IHOP
restaurant (Phase 3)
|
Site
Summary:
|
|
PHASE
|
Original PDP 1/17/96
|
Approved
PDP 1996
|
Revised PDP
1999
|
Revised
Phasing
|
Existing
Development
|
Approved
FDP 2003
|
|
Phase 1
|
K-Mart
|
123,011
|
117,478
|
Phase 1
|
117,580
|
95,753
|
|
Bookstore/pad
site north of Earl May
|
22,750
|
20,000
|
Moved to Phase 2
|
22,000
|
0
|
|
Phase 2
|
Department Store
(Kohls)
|
152,833
|
84,300
|
Phase 2
Phase 2
Phase 2
|
81,025
|
81,025
|
|
Pad sites
adjacent to Kohls
|
24,000
|
35,187
|
35,187
|
|
Jason’s Deli
Retail
|
22,750
|
17,500
|
0
|
22,000
|
|
Retail Pad
(IHOP)
|
7,200
|
6750
|
Phase 3
|
4,115
|
4,115
|
|
Phase 3
|
Office (S.
Bldg.)
|
64,673
|
60000
|
Phase 4
|
0
|
0
|
|
Office (N.
Bldg.)
|
0
|
|
TOTAL
|
|
393,217
|
330,028
|
|
259,907
|
238,081
|
|
Parking for Lot 2
only (Includes Phases 1 and 2)
Parking Required:
833 spaces (at 1 space /200 NSF)
Parking
Provided: 1,301 spaces
|
STAFF ANALYSIS
The use restrictions were established
at the time of the approval of the original Preliminary Development Plan and
were not restricted as part of the original rezoning ordinance. A revised Preliminary
Development Plan is required to amend the use restrictions. The proposed Preliminary
Development Plan for Pine Ridge Plaza has been evaluated based upon the
following suggested findings of fact and conclusions outlined in Section
20-1010.1 of the Zoning Ordinance for the City of Lawrence with respect to the
change in use:
1) In
what respects the plan is or is not in general conformity with the provisions
of the Comprehensive Plan of the City.
An evaluation of the conformance
of this Preliminary Development Plan with the City's Comprehensive Plan is
based on the goals, policies and recommendations in Horizon 2020. The
subject property is developed commercially with the exception of Phase 4 which
is a designated office site. (However, some limited commercial uses were
permitted with approval of Z-08-26-03; the Development Plan has not yet been amended
for this phase.)
Chapter Six – Commercial Land
Use states, “The plan strives to strengthen and reinforce the role and
function of existing commercial areas within Lawrence and Douglas
County and promote quality new commercial developments in selected
locations”.
Staff
Finding - Approval of the revised Plan will not alter the role
or function of the existing development, but will expand the allowable uses
within the center.
2) In
what respects the plan is or is not consistent with the Statement of Objectives
of Planned Unit Development.
The statement
of objectives of planned unit developments is found in Section 20-1002 of the
Zoning Ordinance, which reads as follows:
(1)
To promote and permit
flexibility that will encourage innovative and imaginative approaches in
residential, commercial, and industrial development which will result in a more
efficient, aesthetic, desirable and economic use of the land while maintaining
density and intensity of use consistent with the adopted Comprehensive Plan for
the City;
(2)
To promote development
within the City that can be conveniently, efficiently and economically served
by existing municipal utilities and services or by their logical extension;
(3)
To promote design
flexibility including placement of buildings, and use of open space, pedestrian
and vehicular circulation facilities to and through the site, and off-street
parking areas in a manner that will best utilize potential on-site
characteristics such as topography, geology, geography, size or proximity;
(4)
To provide for the
preservation of historic or natural features where they are shown to be in the
public's best interest including but not limited to such features as:
drainageways, floodplains, existing topography or rock outcroppings, unique
areas of vegetation, historic landmarks or structures.
Staff
Finding – The above statements address the physical arrangement
of the development and the relationship of the improvements to the surrounding
environment. The proposed Plan does not alter the existing development pattern
of the site.
3) The
nature and extent of the common open space in the Planned Unit Development, the
reliability of the proposals for maintenance and conservation of the common
open space, and the adequacy or inadequacy of the amount and function of the
common open space in terms of the densities and dwelling types proposed in the
plan.
Staff
Finding – The nature and extent of the open space within the
development is not proposed to be altered.
4) Whether
the plan does or does not make adequate provisions for public services, provide
adequate control over vehicular traffic, and further the amenities of light and
air, recreation and visual enjoyment.
Staff
Finding – The proposed Plan has been revised to update site
improvements internally and along adjacent public rights-of-way since the
original approval. The internal vehicular circulation has been preserved
through the various phases of development. The proposed Preliminary Development
Plan will not alter the ability to provide public services or the existing
parking lot design.
5) Whether
the plan will or will not have a substantial adverse effect on adjacent
property and the development or conservation of the neighborhood area.
Staff
Finding – The surrounding area is commercial in nature. The proposed
request will allow for expanded uses within the existing buildings. There are
no anticipated detrimental impacts associated with the proposed change in
allowable uses.
6) In
what respects the plan is or is not in conformance with the development standards
and criteria of this article.
a)
The general development
standards pertaining to all planned unit developments are found in Section
20-1006, "General Development Standards - Planned Unit Developments,"
of the Zoning Ordinance. Specific development standards for Planned Commercial
Developments are listed in Section 20-1008, "Development Standards -
Planned Commercial Developments".
Based on the above analysis, as conditioned, the
proposed Preliminary Development Plan adheres to
Sections 20-1006 and 20-1008 of the Zoning
Ordinance.
b)
Preliminary Development Plan
requirements are listed in Section 20-1010, "The Preliminary Development
Plan".
Staff
Finding - The development plan is in conformance with the
development standards and criteria of this article.
7) In
what respects the plan is or is not in compliance with the requirements for
application for tentative approval of the Planned Unit Development.
Section 20-1005, "Development Standards and
Criteria," in the Zoning Ordinance states: (a) A plan that is consistent
with (1) the "Statement of Objectives for Planned Unit Development,"
(2) the adopted Comprehensive Plan of the City, (3) the development standards
set out herein, and (4) any specific rules and regulations for Planned Unit
Developments adopted from time to time by the Planning Commission and City
Commission and placed on public record in the office of the City Clerk shall be
deemed to be qualified for tentative approval. No such rules and regulations
shall be revised or added to so as to be applicable to a specific proposal for
a Planned Unit Development after an application for tentative approval has been
filed by the landowner or his or her agents.”
Staff
Finding – The subject property is a developed commercial center
that has been previously approved, in phases, as a development plan.
8) The
sufficiency of the terms and conditions proposed to protect the interest of the
public and the residents of the Planned Unit Development in the case of a plan
that proposes development over a period of years.
Staff
Finding - There are no proposed changes to Lot 2 of this
development. It has been noted that a Preliminary and Final Development Plan
will be required for the undeveloped portion (phase 4) in the future.
9) Stormwater
detention calculations and storage of excess stormwater drainage as per City
Policy.
Staff
Finding –There are no recommended changes to the development
site for stormwater. Development of Phase 4 Office sites will require a new Preliminary
Development Plan since there are no improvements shown at this time as well as
a final development plan.
Summary/Conclusion
The City Commission approved the
original Preliminary Development Plan in January 1996. The plan at the time of
approval included only three phases. Phasing has been revised as reflected in subsequent
final development plans. The PCD district allows Use Groups 7, 9, 11, 12, 13
and 15 with the exception of specific uses shown on the face of the plan that
are expressly prohibited. All phases of the development have been completed
with the exception of the fourth phase located on the northwest corner of 33rd
Street and Ousdahl Road. The Proposed Preliminary Development Plan is
intended to amend allowed uses only for Lot 2. Staff recommended the applicant
update the document to reflect all phases of the entire PUD and the existing
conditions.
The proposed request revises the
allowable uses to include “alcoholic liquor sales, for consumption off the
premises.” The attached table shows the use restrictions as they currently
exist for the site. If approved the uses would be revised on the face of the
development plan to include the amended use. The proposed Preliminary
Development Plan would specifically amend allowable uses in Use Group 12 to
allow retail sales of liquor, wine, and beer.
The latest filed Final
Development Plan prohibited uses as “Liquor, wine and beer sales, for the
consumption off the premises”. The proposed change will continue the
prohibition of bars within the development. These uses were originally made
applicable to Phases 1 and 2.
Uses are currently listed on the most recently approved
Final Development Plan as follows:
1.
Use Group 7 – Community facilities
& Utilities
3.
Use Group 11 – Inner Commercial
Uses
4.
Use Group 12 – Retail Stores –
Personal Services:
Except
that the following uses are prohibited
·
Licensed premises with a majority
(51%) income from cereal malt beverage and /or alcoholic liquor sales.
·
Liquor, wine and beer sales, for
consumption off the premises.
·
Pawnshop
·
Theatre, indoor commercial
5. Use Group 13 –
Automotive Services; Retail Sales; Other;
Except
that the following uses are prohibited
·
Aircraft sales, rental, service
·
Ambulance service
·
Amusement Park, Commercial
·
Automobile Parking Garage
·
Automobile Parts Store, Tires &
Accessories
·
Automobile Sales, Service, Rental
(New/Used)
·
Automobile Service Station
·
Baseball Park, Commercial
·
Boat and Marine Sales, Rental &
Repair
·
Bus Passenger Station
·
Business Machine Rental, Repair,
Sales
·
Carting, Crating, Hauling, Moving
& Storage
·
Exterminator, Pest
·
Garage or Parking
·
Golf Driving Range, Commercial
·
Hotel
·
Liquids, Flammable, Underground
Storage of
·
Lumber, Limited Sales
·
Mobile Homes, Sales & Service
·
Monument Sales, Incidental
Processing
·
Motel
·
Swimming Pool, Commercial
·
Theater, Drive-In
·
Trailer, Sales & Rental
·
Transit, Vehicle Storage and
Servicing
·
Trunk Rental and Sales
6.
Use Group 14 – Retail – Wholesale
and Services; Are Prohibited
7.
Use Group 15 – Amusement,
Recreational and Cultural Facilities;
Except
that the following uses are prohibited
·
Auditorium / Fieldhouse
·
Baseball Park
·
Golf Driving Range or Putting
Green, Commercial
·
Marina
·
Race Track
·
Stadium or Amphitheater
The
proposed changes will remove the language under Number 4, Use Group 12 as
follows:
The proposed change in use will
not affect the design or layout of the commercial center. Staff is not opposed
to the use change. The revised Preliminary Development Plan is consistent with
the previous land use approvals and development plans. Approval will not alter
the building arrangement, parking, landscaping, lighting or other physical site
design elements. Staff has been working with the applicant to assure that
revised Preliminary Development Plan accurately shows all updated changes to
the site. Recommended conditions reflect these changes that were identified
during the review process.
Recommendation: Planning Staff recommends
approval of the Preliminary Development Plan for Pine Ridge Plaza based on the
findings in the staff report and forwarding it to the City Commission with a
recommendation for approval, subject to the following conditions:
- Provision of a revised Preliminary Development Plan to
update the following:
- Building Summary to accurately reflect the existing
conditions and designation phases;
- Revise Use Restrictions to clearly and accurately reflect
current phasing.
- Revise impervious summary numbers to reflect existing
condition and include a note that clarifies that no physical changes are
proposed.
- Show dimension of all driveway widths along 33rd
street.
- Interior parking lot dimensions of access aisle and
typical parking stall dimensions
- Show and dimension Interior access easement
- Revise the Preliminary Development Plan to reflect
existing utilities as noted in the review, per staff approval;
- Revise the Preliminary Development plan to include a
general note that specifies the pavement thickness and type including
driveway aprons.
Existing Platted Lot
Configuration:
Review Comments Received From Other Departments:
Planning Comments:
- Notes regarding pre and post
development summary is no longer applicable (revised).
- Leader line for existing K-Mart
store on east side is no longer applicable (revised).
- Any landscaping dead or
diseased must be replanted in compliance with approved landscape plan (Applicant
notified).
- Legal description on page
should include all phases of the development (revised).
- Use restrictions should
accurately reflect current phasing (Condition of Approval).
- Impervious summary numbers
should not be changing (Condition of Approval).
Public Works/Engineering:
1. Reflect all
current and existing utilities correctly (Condition of Approval).
1. Some
easements and dimensions are not shown (Condition of Approval)
a) Sanitary
sewer and manhole incorrect per GIS record (Condition of Approval).
b) Correctly
show interior access easement (Condition of Approval).
2. Specify
pavement thickness and type in notes (Condition of Approval).
3. Geometrics
of access rear of “K-Mart Building” do not look correct.
4. Dimension
& labels are missing along east property line south of 31st
Street (Correct).
5. UE
along north property line should be labeled (Provided).
6. Provide
dimension of all driveway widths along 33rd street (Condition of
Approval).
7. Interior
parking lot dimensions are not provided (Condition of Approval).
Stormwater Engineering: No comments
Municipal Utilities: No comment
KDOT: No
comments provided
Traffic Engineering: No comment
Neighborhood Resources: No comment
Parks/Forestry
Department: Rehab missing and dead plantings (Applicant notified).
Police Department: No comment
Fire Department: Hydrants shown?
Sanitation Department: No comments
Westar: No comments
provided
Aquila: No comments
provided
Southern Star Gas: No comments
provided
Southwestern
Bell: No comment
Additional
Information for Reference:
Z-08-26-03: A request to rezone a tract of land
approximately 4 acres from PCD-2 to PCD-2 (to add uses within Groups 12 and 13
as allowed uses The City Commission approved a rezoning request to revise uses
for Phase 4 as follows:
LOT 1 OF THE PINE RIDGE PLAZA ADDITION
PERMITTED PCD-2 USES (Phase 4)
Within Use Group 7 (Community Facilities and Utilities)
·
Child Care Center
·
Church or other
place of worship
·
Private
recreation facility
Within Use Group 9 (Professional Offices)
·
All uses listed
in Group 9
Within Use Group 12 (Retail Stores – Personal Services)
·
Bank, savings
& loan and trust company
·
Barber or
beauty shop
·
Bowling alley
·
Dry cleaning
·
Food
convenience store, including gasoline sales and single-bay auto wash
·
Laundry pick-up
station
·
Laundry,
self-service only
·
Post Office
·
Quick copy or
duplicating center
Within Use Group 13 (Automotive Services; Retail Sales;
Other)
·
Automotive
repair and services, including vehicular quick lube services
·
Blueprinting
and similar reproduction processes
·
Car or truck
wash
·
Free standing
automated banking or dispensing facility
·
Business
machine rental, repair, sales
·
Caterer
·
Exterminator,
pest
·
Photo-stating
·
Quick copy or
duplicating center
·
Recording
studio
·
·
Secretarial
services
·
Telephone answering
service
Within Use Group 14 (Retail – Wholesale and Services)
·
All uses
included in this Use Group are permitted
Within Use Group 15 (Amusement, Recreational, and Cultural
Facilities)
·
All uses
included in this Use Group are permitted EXCEPT:
o
Auditorium/Fieldhouse
o
Baseball park
o
Golf driving
range or putting green, commercial
o
Marina
o
Race Track
o
Stadium or amphitheatre