SITE PLAN REVIEW
May 25, 2004
A. SUMMARY
SP-04-24-04: Bismarck Inn, a site plan for the addition of an indoor swimming pool room and addition for the owner’s residence located at 1130 N. 3rd Street. Submitted by Hernly Architects for Nick & Mary Bhakta, property owners of record.
B. GENERAL INFORMATION
Current Zoning and Land Use: C-4 (General Commercial) District; existing hotel.
Surrounding Zoning and Land Use: RS-1 (Single-Family Residence) District to the north, existing KDOT right-of-way.
C-4 (General Commercial) District to the west, existing commercial uses.
M-2 (General Industrial) District to the south, existing warehouse uses.
A (Agricultural) District to the east, existing agricultural uses.
Site Summary:
Gross Area: 2.48 acres
Existing Building: 8,447 SF existing hotel including 53 units (3-story)
[27,852 SF total]
Proposed Building Addition: 3,216 SF for indoor pool and owner/resident
Open Space: 51,855 SF
Parking group and ratio: one space per guest room and one space per two employees
Two spaces per on-site resident
Off-Street Parking Required: Parking required 55 spaces
Off-Street Parking Provided: 61 spaces including two designated residential spaces for on-site resident/owner manager
Additional Plans/Permits: FP-04-05-04
Review Comments from Other Departments/Agencies
Public Works/Engineering:
1. Floodplain development issues-site plan should reflect current/effective floodplain and floodway limits. (Plan revised to add note REF:-FP-04-05-04)
2. Provide typical dimension of all parking stalls on drawing. (Revised)
3. New and old pavement should be bound with 24” curb and gutter(Revised)
a. Note if existing 24” type 1 curb and gutter (Revised)
b. Clarify curb detail to indicate if proposed or existing(Revised)
c. Use city standards detail for Type 1 Curb and Gutter (#4 bars can be used through for reinforcement) (Revised to include proposed “temporary curbs for interior sections only)
4. Reflect all easements
a. Label 15’ along south property line as a utility easement along with dimension. (Revised)
b. Label and show utility easement at southwest corner(Revised)
c. Manhole should be in public easement, need to reflect , not provided by plant, possibly separate instrument) (Applicant notified, preparing separate document for recording of necessary easement)
d. Properly reflect water line easement in north part of property. (Revised)
e. Show and label 30’ cross access easement correctly (Revised)
5. Aisle width is too narrow for two-way traffic.
a. Provide dimension of interior landscape island and south property line, distance does not appear to comply with 25’ minimum. (Revised)
b. If one way traffic circulation is used, provide pavement marking and signage. (Revised)
KDOT: No comments provided
Stormwater Engineering: A drainage study will not be required for this project. Downstream flooding is confined to the regulatory floodplain. The site plan dated 04-20-04 meets the specified requirements with the following conditions:
1. 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. (Provided. Approved on 5/19/05.)
2. Show and label the FEMA Floodway and base flood elevation. (Revised)
Traffic Engineering: No comments
Municipal Utilities: No comments
Neighborhood Resources:
1. Clean out curb notches for better drainage. (Revised)
2. Provide 5’ access 8’ parking space and sign mounted 60” above ground or sidewalk. (Note above sidewalk as shown in detail) at existing location. (Revised)
Parks Department: No comments
Sanitation Department: ok
Police Department: No comments provided
Fire Department: Road width 20’ minimum, in back especially.
Westar Energy: No comments
Aquila, Inc: No comments provided
Southern Star
Central Pipe, Inc: No comments provided
Southwestern Bell: Any utilities that need relocated will be at owner’s expense.
Planning Department:
1. There are floodplain issues associated with this property. (Applicant notified REF: FP-04-05-04)
2. New Two-way aisle depth of 25’ needed. (Revised, designated as one-way traffic flow)
3. Fire needs at least 20’ for one-way aisle. (Revised)
4. Show all easements properly. (Revised)
C. STAFF REVIEW
The subject property is located on the east side of N. 3rd Street. Access is provided via an access easement since the property is not immediately adjacent to a public street. It is currently developed with a 53-room hotel facility (SP-12-104-89). The proposed request is for the addition of an indoor swimming pool and space for the owner’s onsite residence. There is no addition of rooms or intensification of the site related to this proposed site plan. The future improvements are shown for conceptual reference only. Future improvements will require site plan approval and will be subject to development standards, including applicable supplementary studies such as a Traffic Impact Study, at that time and prior to development.
Zoning and Existing Development
The subject property is zoned C-4, which permits a variety of commercial uses including hotel and motel uses. The proposed owners’ residence is permitted as an accessory residential accommodation for caretakers or proprietors. The site is accessed by an existing shared drive along the north side of several lots to the east. The 30’ access easement was established as part of the final plat of East Exit Subdivision approved in 1990.
Access and Parking Lot Design
Access to the site is provided via an existing access easement that will not be altered at this time. The proposed improvements extend the pavement to provide a complete interior circulation pattern within the site. The southern portion of the “drive” is an unimproved access that seems to be used on an as-needed basis. The site plan has been revised to show a continuous curb line along the south property line consistent with the new asphalt drive that will be added.
Floodplain Development
The subject property is located within the regulatory floodplain and requires approval of a local floodplain development permit (ref. FP-04-05-04). Approval of the site plan is subject to approval of a local floodplain development permit. The “future phase,” as shown, would not comply with the development standards set out in the Zoning Regulations. This element will be subject to review with a new site plan prior to consideration of the “future phase.” Additionally, a floodplain development permit will also be required for the future phase prior to construction.
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 is zoned commercially and permits a wide range of uses including hotel and motel uses and caretaker residences as accessory uses.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The overall arrangement of building, parking and access will not be altered. The proposed building addition and parking lot improvements are expansions of the existing use and conform to the existing land use pattern established on site.
(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;
Access to the site will not be altered. Access is provided via an existing access easement along the north side of the property. The expanded parking lot along the south side will provide full circulation within the site and will be designated as one-way at the south end. This arrangement will accommodate large vehicles and truck maneuvers that will not require backing-up movements on 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 lot is not overly large and can be easily traversed.
(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 is adjacent to the Kansas Turnpike on the north side. Perimeter green space is provided as well as the undeveloped phase to the east. The site complies with the landscape requirements of the Zoning Code. The proximity of the Kansas Turnpike provides an appearance of green space that is part of the public right-of-way not actually located on the subject property.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
The trash storage area is at the rear of the parking lot. Service will not be altered to the site as a result of the proposed improvements. The enclosure area is not screened and should be brought into compliance with a trash enclosure.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
A floodplain development permit was issued for the previous development. This application is accompanied by a floodplain development permit for this phase. The subject property is located in the regulatory floodplain and will be required to comply with minimum design standards as applicable.
Approval of the site plan is subject to a floodplain development permit. Section 20-9A04 (E) establishes specific design standards applicable to development within the regulatory floodplain. This section specifically limits development to not exceed 60% of the total impervious surface cover. The current phase would result in a total of 51.94% coverage. The future phase, as shown, would not comply with the current standards.
E. CONCLUSION
The proposed site plan conforms to the zoning and subdivision regulations. Staff recommends approval of the proposed site plan.