SITE PLAN REVIEW

May 11, 2004

A. SUMMARY

SP-01-07-04: A site plan for a 3,000 square foot warehouse building to be located at 2406 Ponderosa Drive within a C-4 General Commercial zoning district. Submitted by Allen Belot for Charles and Melissa Lynn, property owners of record.

B.        GENERAL INFORMATION

Current Zoning and Land Use:

C-4 (General Commercial) District; Vacant.

Surrounding Zoning and Land Use:

C-4 (General Commercial) District to north, west, and south; Developed General Commercial, Auto Services, Subcontractor Offices, and Home Services.

PRD-2 (Planned Residential Development) District to the east; Multi-family Apartments.

Site Summary:         10,540 Square Feet, 0.24 acre.

Legal Description:  Lots 29 & 30 Commerce Park East Subdivision, an addition to the City of Lawrence.

Use Group – 14. Retail - Wholesale Sales and Service.

14-1. Contractor or construction offices and shops.

IMPERVIOUS SURFACE SUMMARY

Existing Buildings               0 S.F.   Proposed Buildings     3,000 S.F.

Existing Pavement             0 S.F.   Proposed Pavement   3,682 S.F.

Existing Impervious            0 S.F.   Proposed Impervious 6,682 S.F.

Existing Pervious       10,540 S.F.    Proposed Pervious     3,858 S.F.

Existing Site Area        10,540 S.F.   Total Site Area                   10,540 S.F.

Parking Group – 15, 1 space for each 500 square foot of net floor area.

Minimum Off-Street Parking Required: 2 parking spaces.

Off-Street Parking Provided: 7 parking spaces, including 1 Universal Accessible.

2406 Ponderosa Drive, February 2003 Aerial

C.        STAFF REVIEW

The applicant is proposing to construct a one-story 3,000 square foot warehouse building (50’ x 60’). The site is located at 2406 Ponderosa Drive and is within a C-4 General Commercial Zoning District.

The proposed use of the building is for contractor or construction offices and shops which is classified under Use Group 14. Retail-Wholesale Sales and Service.

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 a C-4 (General Commercial) District, a district that permits contractor and construction offices and shops (Use Group 14, Retail-Wholesale Sales and Service) and other permitted C-4 uses, subject to an approved site plan.

(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, and landscaping will be compatible with the adjacent general commercial land uses.

The site plan does not propose or show any exterior lighting. A note on the site plan states, “Section 20-14A02 of the Zoning Ordinance requires approval of a photometric plan prior to placement of any exterior lighting fixtures.

The site is less than ½ acre and therefore does not require a drainage plan. The parking lot drains to the street and from the street along the curb into a stormwater system inlet.

(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 applicant has provided the required Traffic Impact Study addressing the first 7 steps. The study identifies 14.88 peak hour trip ends on Weekdays.

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

The site plan includes the installation of a 5’ wide sidewalk on the east side of Ponderosa Drive for the width of this property.

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 site plan shows a sufficient mixture of grass, trees, and shrubs within 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 a screened outdoor trash storage area in accordance with city standards.

(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 infrastructure improvements in the area and the surrounding developed properties. Westar Energy has commented that there is an existing street light pole at the location of the proposed driveway. The applicant’s agent has been notified that the light pole will need to be relocated at the owner’s expense.

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:          Ok.

Stormwater Engineering: (Site is less than ½ acre and does not require a drainage plan)

Neighborhood Resources:           No Comment Received.

Municipal Utilities:

1. Please let the owner know, the water line front footage fee of $840 will be due when water service is requested. (Notified)

Parks/Forestry:                          No Comments.

Fire Department:                        No Comments.

Police Department:                    No Comment Received.

Sanitation Department:               No Comment Received.

Traffic Engineering:                     No Comments.

Westar Energy:

1. Existing street light pole is located where driveway is designed to go. Will need to be relocated at owner’s expense. (Notified)

Aquila, Inc:                                No Comment Received.

Southern Star Central Gas:         No Comments.

Southwestern Bell:                     No Comments.

Sunflower Cablevision:                No Comment Received.

Planning Department:

1. The approved site plan will have a condition requiring an execution of a site plan agreement; (A signed site plan agreement has been received);

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 note on Site Plan);

3. Please provide the traffic impact data, minimum seven (7) items, per Ordinance No. 7650 (A Traffic Impact Study which meets the minimum seven items, has been provided);

4. Owner needs to be aware that an approved photometric plan per Section 20-14A02, would be required prior to the placement of outdoor lighting. The site plan is not proposing any outdoor lighting fixtures (Revised, note added to Site Plan);

5. Please modify the required parking spaces to show “6” rather than “3” (Revised); and

6. Owner needs to be aware that building a trash enclosure area over a utility easement may require future reconstruction costs by the owner when utility companies do work within the easement. (Notified, note added to Site Plan).