SITE PLAN REVIEW

March 16, 2004

 

A.                 SUMMARY

 

SP-01-02-04: North Town Business Park, a site plan for a 57,500 SF warehouse building located on the west side of N. 2nd Street north of Lyon Street. Submitted by Landplan Engineering for Allen Development, Inc. contract purchaser.

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:                   M-3 (Intensive Industrial) District and C-4 (General Commercial) District; existing warehouse to be removed.

 

Surrounding Zoning and Land Use:             M-3 (Intensive Industrial) District to the north, south and west; existing mobile home sales uses and open lot to the north and south, existing railroad right-of-way to the west.

 

C-4 (General Commercial) District to the east; and north; existing highway commercial uses.

 

Site Summary:

Gross Area:                                 4. 480 acres within boundary of site plan

Proposed Building Coverage:           57,500 SF (40,250 NSF)

Open Space:                               31,981 SF

Off-Street Parking required:            81 (1 space per 500 SF based on 40,250 NSF)

Off-Street Parking Provided:            145 spaces   


 


Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions:

 

1.      Execution of a final plat to be approved and recorded prior to release of the site plan for issuance of a building permit;

2.      Execution of cross access easements to cover the entrance driveways at the north and south ends of the property;

3.      Provision of a photometric plan prior to release of the site plan for issuance of a building permit;

4.      Execution of a site plan performance agreement;

5.      Approval of a floodplain development permit prior to issuance of a building permit;

6.      Provision of a letter from KDOT approving proposed access driveway configuration;

7.      Provision of a revised site plan to show a maximum of three access driveways per staff approval;

8.      Provision of a revised site plan to include the following note: 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.

9.      Provision of a note on the face of the site plan that states: No exterior storage shall be permitted on site;

10.  Provision of a revised site plan to provide updated site summary for the property to the north of the subject property resulting from off-site improvements;

11.  Provision of a letter to document the extent and type of pavement improvements that will be constructed north of the property line;

12.  Provision and approval of public improvement plans prior is release of the site plan to Neighborhood Resources for issuance of a building permit;

13.  Provision of a revised landscape plan per City approval to comply with the N. 2nd Street improvements prior to release of the site plan to Neighborhood Resources for issuance of a building permit.

 

 

Additional Recommendation:

 

Staff recommends the City Commission initiate a rezoning to amend the C-4 (General Commercial) District to M-3 (Intensive Industrial) District for that portion of the subject property affected – portions of Lots 17, 18, 23 and 24 as shown on the adopted zoning map of the City of Lawrence.

 

 

C.        STAFF REVIEW

 

The subject property is located in North Lawrence on the west side of N. 2nd Street between N. 2nd Street and the railroad right-of-way, north of Lyon Street. The property is zoned for industrial warehouse uses. The proposed building includes multiple tenant spaces in a staggered building. Pedestrian access is provided at the front of the building with overhead garage door access in the rear of the building.

Access and Parking Lot Design

The proposed site plan includes four proposed access points. The access locations at the north and south ends of the property are designed to accommodate rear access/truck access to the subject property but also include access to the adjacent properties. The two center drives are provided for customer/vehicular access to the front of the buildings. The parking lot is designed with parking in both the front and rear of the building.  Cross access agreements will be required to address the driveway/access configuration to both the north and the south if approved.

 

Screening and buffering

The subject property is located within a commercial/industrial portion of the North Lawrence Neighborhood and is located along the N. 2nd Street corridor. Landscaping along the corridor must comply with the N. 2nd Street plans and includes large planting beds along the right-of-way. The property abuts railroad-right-of-way along the west property line and a developed commercial property to the north. Screening and buffering applicable to this site are best implemented along the corridor. 

 

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 subject property includes both the M-3 (Intensive Industrial) District and C-4 (General Commercial) District. Use Group 12 (Retail Stores) is not a permitted use in the M-3 (Intensive Industrial) District or any other industrial district. The proposed site plan does not include a reference to the C-4 District boundary and is not intended for retail uses as described in the proposed use (General Note 2). The dual district will, in the long term, be a conflict. Staff recommends the applicant initiate a zoning change to eliminate the dual district designation.

 

The M-3 (Intensive Industrial) District allows warehouse type uses and includes contractor type shop spaces consistent with the proposed site plan and the dominate zoning district.

 

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

 

The subject property is characterized by a long narrow configuration and includes irregular boundaries. The proposed development of the site plan excludes Lots 21 and 22 of the property under the same ownership and is currently undeveloped. The site plan was revised to note that site planning of the remaining 1.08 acres will be required prior to development. The 1.08 acres abuts public right-of-way along the north property line (North Street extended west of N. 1st Street).  It should be noted that the right-of-way exists, but that the street would need to be constructed to access the lots from the north.   Access could also be accommodated through a cross access easement through the subject property as part of the subdivision plat process. The proposed site plan is designed to accommodate access to Lots 21 and 22.

 

The arrangement of the building provides for a maximization of space and off-street parking. The proposed development complies with the minimum building setbacks for both the C-4 (General Commercial) District and M-3 (Intensive Industrial) District. The access arrangement is an issue and is discussed in the body of the staff report. The proposed development does include the ability to share access to both the north and south adjoining properties.

 

Landscaping must be consistent with the N. 2nd Street corridor plans.

 

 

(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 proposed site includes 4 access points to the property. Two drives at the north and south property lines provide for large truck access and interior circulation as well as access to the rear of the building. The two central drives provide access to the interior (customer) portion of the development. One of the two drives is oriented to the north portion of the site as an entry feature.

 

The other interior driveway is situated off-set from an opposing driveway on the east side of N. 2nd Street that provides access to the City’s pump station. This off-set of driveways is not efficient and is not recommended. A more central location of the two drives (consolidated as a single drive) would be a better solution, but will require additional review to not conflict with the location of storm inlets. The benefit of the north driveway of the two central ones proposed is that it is designed to allow for maximum vehicular circulation and does not immediately conflict with parking spaces as the southern drive does. Staff is not opposed to allowing the driveway configuration as proposed with the exception of closure of the second driveway located north of the south property line.

 

KDOT allows for a maximum of two driveways per parcel. A variance from that agency will be required to allow more than two driveways. KDOT has opposed the southernmost driveway because it lacks adequate separation between the proposed drive and the existing driveway off-site to the south. Staff has been working with the applicant to provide an option that would close the off-site driveway to the south and provide the property with a cross access easement. Staff recommends that if approved, the proposed southernmost driveway be allowed ONLY if the off-site driveway can be closed and an access easement be executed.

 

Full execution of cross access will be required through the subdivision process.

 

If the agreements can not be executed for off-site driveway closure the proposed southern driveway should be eliminated. This will hinder truck access to the rear of the building and will likely require redesign o the site.

 

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

 

The site is not designed as a pedestrian oriented center. The parking lots are not overly large and can be easily traversed. The pedestrian sidewalk along N. 2nd Street right-of-way is the primary pedestrian element of this site.

 

(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;

 

The subject property includes large connected green spaces along the N. 2 Street corridor and should be planted in accordance with the master plan for that area. The site exceeds the minimum provision of interior green space.

 

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

 

Trash storage areas are located at the rear of the building. The elimination of the south drive would hinder the ability for the city to provide service and make the turning radius within the site challenging. This may result in a modification of the site and a reduction of the building size to accommodate the loss of the southern driveway. Adequate provisions for trash service are otherwise accommodated.

 

(g)      That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.

 

The subject property was previously filled and a LOMR (Letter of Map Revision) was approved for the building pad site thus elevating the site above the regulatory floodplain elevation. This is reflected on the site plan as the 100 year base floodplain elevation. The eastern portion of the site was not included in this approval. A floodplain development permit will be required for development of the site. The applicant has indicated that no additional fill is proposed for the site.

 

E.         CONCLUSION

 

The subject property includes parcels that were originally platted as part of the North Lawrence Additions, but were modified by rights-of-way acquisition. The resulting property includes portions of lots and some areas that appear un-platted. The City Code requires that no building permit be issued on un-platted property.  Staff recommends that as a condition of approval the applicant execute a plat and that the site plan be subject to approval and recording of a final plat. The applicant has indicated opposition to this condition as it would delay their projected start of construction.

 

The site plan was revised during the review to address a 1.08 acre portion of the site that is excluded from the proposed development. The proposed development is arranged to provide access to this area at a future date. The area is also adjacent to public right-of-way along the north property line. It is anticipated the 1.08 acre may be re-platted as a separate lot in the future.

 

The proposed site plan provides the ability to address access locations along N. 2nd Street and to improve and consolidate access at the south end if the necessary agreements can be executed. A portion of the north drive is located across the north property line on the adjacent property. A cross access easement must be executed to cover this arrangement. Some off-site improvements will result if approved. The site plan should be revised to update the necessary impervious surface summary for the property to the north. The site plan should be further revised to show the pavement improvements that will be constructed north of the property line.

 

Staff recommends that the subject property be limited to not more than three curb cuts. The final location of the driveway access points will be evaluated by staff prior to release of the site plan to Neighborhood Resources for issuance of building permits.

 

Review Comments from Other Departments/Agencies

 

Public Works/Engineering:            

1.       Check floodplain status (Additional information provided).

2.       Correctly reflect all existing public utilities (WL, sanitary, etc.) Sanitary force mains are not noted correctly these are storm sewer lines (Revised).

3.       Extend public sanitary sewer to property and provide U/E (Revised).

4.       Looks like replat candidate to a single lot.

5.       Revise general note 6 to include “…concrete 24” curb…”(Revised)

6.       Revise general note 7 to states 8” reinforced concrete aprons (Revised).

7.       Provide deed book and page reference for off-site access easement along north property line (Applicant notified, condition of approval).

8.       Dedicate additional 15’ of ROW along east property line (To be revised with plat, will result in on conformance in setbacks)

9.       What is dimension of rear driveway access? (Revised).

10.   Per access applications, install 8” reinforced concrete aprons and extend to back of sidewalk or end of return (Revised).

11.   Submit public improvement plans (extension of sanitary sewer to property) (Applicant notified, Condition of approval)

12.   Need approved permits from the State along with access approval. (Applicant notified, request initiated by applicant).

13.   Additional U/E may be needed (interior perimeter)

14.   Floodplain development permit needed.

15.   Check BFE per current FIRM map or LOMR for this area.

16.   Correct north arrow (Revised).

 

KDOT:

1.       Soil stabilization may need to be addressed since property was previously filled.  (Applicant notified)

2.       Eliminate south driveway (See staff report)

3.       Maximum two driveways allowed without KDOT approval.  (Condition of Approval)

 

Stormwater Engineer:                  A drainage study will not be required for this project.  Downstream flooding is confined to the regulatory floodplain.  The site plan dated 01-06-04 meets the specified requirements with the following conditions:

 

1.       Show and label the limits of the floodplain (revised).

2.       Comply with the current floodplain regulations regarding impervious surface and fill on areas of the lot within the floodplain (revised).

3.       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.

 

Traffic Engineering:                     

1.       Provide traffic information (Provided)

2.       Eliminate two driveways

3.       Provide cross access easements to properties north and south.

 

Municipal Utilities:                         Provide sanitary sewer plans (Applicant notified).

 

Neighborhood Resources:                        

1.       This project will be built on property that was filled.  Soils engineers report is required. (Applicant notified).

2.       ADA parking spaces as shown are unacceptable.  All ADA parking spaces must be located on the shortest access route to the building entrances and spaces must continue to be dispersed. (Revised)

3.       All ADA spaces shown are Van-Accessible and must be signed as such.  (Revised)

4.       At all curb ramps along North 2nd Street ADA detectable warnings are required.  (Revised)

5.       ADA ramps location into businesses not shown.

6.       Provide detail of trash enclosures.  (Revised)

7.       Mechanical equipment not shown as required, must be shown and screened.

 

Parks Department:                      

1.       What is proposed right-of-way landscaping?

2.       This is a City Landscape easement. (shown on drawing) 

3.       Resubmit to comply with city plans. (Condition of Approval)

4.       Call to set up meeting with city staff (Applicant notified)

 

Sanitation Department:                Contact Solid Waste Division at 832-3022 to discuss type of service for this location. The service will depend on type of material being discarded. (Applicant notified)

 

Police Department:                      No comments provided

 

Fire Department:                                    

1.       Fire flow is 28—GPM will require 4 hour separation between units or sprinkler for the building (Applicant notified)

2.       No parking along back wall for fire access. (Revised)

 

Westar Energy:                           No comment

 

Aquila, Inc:                                 No comments provided   

 

Southwestern Bell:                      No comments provided

 

Planning Department:                 

1.       Subject property is within area of influence and Corps permit will be required(applicant notified)

2.       Subject property must show location of floodplain. Review current regulations % of property can not be filled. (Additional fill is not proposed)

3.       Retail uses are prohibited by zoning district. (Applicant notified)

4.       Off-site improvements for driveways must be addressed.

5.       Define and clarify proposed uses.

6.       Are garages proposed for building? How is building accessed? (Revised)

7.       Are rear entrances proposed for building? (Revised)

8.       What is feasibility of shared driveway along common property line along north and south property lines and closure of off-site driveways? (Condition of approval)