SITE PLAN REVIEW
June 22, 2004
A. SUMMARY
SP-04-27-04: A site plan for a demolition and reconstruction of the east wing to an existing church located at 1629 W. 19th Street. Submitted by HMN Architects, Inc. for the Church of Jesus Christ of Latter Day Saints, property owner of record.
B. GENERAL INFORMATION
Current Zoning and Land Use:
RS-2 (Single-Family Residence) District; Existing church.
Surrounding Zoning and Land Use:
· RD (Residential-Dormitory) District to the north; University of Kansas, practice/intramural sports fields.
· RS-2 (Single-Family Residence) District to the east, south, and west; Single-Family Homes.
STAFF RECOMMENDATION:
Planning Staff recommends approval of the site plan, subject to the following condition:
1. Execution of a site plan performance agreement.
1629 W. 19th Street
Sunday Morning, February 2003 Aerial
Use Group – 7. Community Facilities. Church or other place of worship, including student center.
IMPERVIOUS SURFACE SUMMARY
Existing Buildings 5,160 S.F. Proposed Buildings 5,888 S.F.
Existing Pavement 11,740 S.F Proposed Pavement 11,930 S.F.
Existing Impervious 16,900 S.F. Proposed Impervious 17,818 S.F.
Existing Pervious 6,372 S.F. Proposed Pervious 5,454 S.F.
Existing Site Area 23,272 S.F. Total Site Area 23,272 S.F.
Parking Group
Church, Parking Group 8 – One required parking space for each four seats in Sanctuary. Main Sanctuary capacity = 139 seats. 139 seats/4 = minimum of 35 parking spaces required. Board of Zoning Appeals approved a reduction in the minimum number of parking spaces to the existing 20 parking spaces.
C. STAFF REVIEW
The site is an existing church within an RS-2 Single-family Residential Zoning District. The Douglas County Assessor’s Office lists the building as being built in 1966. The structure has been used by the applicant as a church for the past 5 to 6 years. Prior to 1998, the building was used by the Baptist Church as a church-sponsored student worship center.
BOARD OF ZONING APPEALS
On September 4, 2003, the Lawrence Board of Zoning Appeals conditionally approved (B-07-22-03) the following variances:
1. Reduction in the minimum lot size from one acre to 0.53 acres;
2. Reduction in the side yard setback from 50’ to 25’-6” on the east property line and 18’-6” on the west property line;
3. Reduction in the minimum number of on-site parking spaces from 35 to 20;
4. Reduction in the minimum greenspace buffer along the property line abutting the residentially zoned district from 10’ to 0’;
5. Modification of the required city-standard curbing around the southern perimeter of the parking lot per the recommendation of the City Stormwater Engineer; and
6. Removal of the requirement that the curb radius return shall not extend beyond the property line.
The variance approvals were subject to the following two conditions:
Condition 1. Lot lights shall be shielded to avoid light spillover onto adjacent residential properties; and
Condition 2. Variances shall apply until such time that the subject property is demolished and redeveloped or until the footprint of the existing structure is expanded by more than 800 square feet from its existing state as the date of approval (September 4, 2003).
On February 5, 2004, the Board of Zoning Appeals determined that the complete demolition of the east wing of the Church and the subsequent construction of a new east wing addition is allowed under the variance B-07-22-03 and does not trigger the 2nd condition.
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 an RS-2 Single-family Residential Zoning District.
Per Section 20-610.8, a church or other place of worship, including student center (Use Group 7) is a permitted use in the RS-2 Zoning District, subject to an approved site plan.
Section 20-1409 requires a minimum site area of 1 acre for a church within a residential zoning district. The Board of Zoning Appeals granted a variance on the minimum site area to the property’s existing 0.53 acre.
(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 and the approved variance by the Board of Zoning Appeals. The proposed arrangement of buildings, off-street parking, access, lighting, landscaping, and drainage will be compatible with the adjacent land uses.
(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 one-way traffic circulation within the site helps to provide for a safe, efficient and convenient movement of traffic.
(d) That the site plan provides for the safe movements of pedestrians within the site;
The site plan includes the installation of a new 6’ wide sidewalk along the south side of 19th Street. An internal sidewalk allows for pedestrian movement from the perimeter sidewalk to the entrance of the building.
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 proposes 4 new trees in the front yard area. Turf areas include all areas of site not covered by buildings, paving, and landscape materials. The proposed development 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 an existing screened outdoor trash storage area.
(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.
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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:
1. Install at least 6” reinforced concrete aprons and extend to end of radius at driveway entrance and exit with 19th Street. (Revised)
2. Remove existing 4’ wide sidewalk and install a 6’ wide sidewalk along 19th Street per city standards. (Revised)
3. Provide more detailed information on plan notes:
a. Note 2 – specify Type 1 24” curb & gutter. (Revised)
b. Note 6 – Install concrete access ramp per city standard. (Revised)
c. Note 12 – New sidewalk should be 6’ wide. (Revised)
d. Note 14 – provide thickness of paving. (Revised)
4. Show right-of-way width. (Revised)
5. Label width of existing drive, entrance and exit. (Revised)
6. Label length of standard parking spaces, typical. (Revised)
7. Since 19th Street is a minor arterial, should have 80’ right-of-way per code. However, the City Engineer is not sure this is realistic. (Notified)
Stormwater Engineering:
1. A drainage study will not be required for this project because: the increase in impervious surface is less than 10 percent. (Notified)
2. Per City Code 20-1431, report impervious surfaces in square feet on the face of the site plan in the following format: (Revised)
Impervious Surface Summary
Lot #
EXISTING SUMMARY SUMMARY AFTER PROJECT COMPLETION
Total Buildings # Total Buildings #
Total Pavement # Total Pavement #
Total Impervious# Total Impervious #
Total Pervious # Total Pervious #
Property Area # Property Area #
Neighborhood Resources: No comment received.
Municipal Utilities: No comment received.
Parks/Forestry:
1. Please show existing landscape areas and street trees and other plan materials and resubmit. (Revised)
2. Need additional landscape information for site plan review. (Revised)
Fire Department: No comment received.
Police Department: Ok.
Sanitation Department: No comment received.
Traffic Engineering:
1. Provide sidewalk (and easement if necessary) along 19th Street.(Revised)
Westar Energy: No comment.
Aquila, Inc: No comment received.
Southern Star Central Gas: No comment received.
Southwestern Bell:
1. Any utilities needing moved will be at owner expense. (Notified)
Sunflower Cablevision: No comment received.
Planning Department:
1. The approved site plan will have the standard condition requiring an execution of a site plan agreement by the owner. (Condition)
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)
3. Per Section 20-1431, the following note needs to be place on the site plan, “The facility has been designed to comply with the provisions of the Americans with Disabilities Acts Accessibility Guidelines (ADAAG) for buildings and facilities, appendix A to 28 CFR part 36.” (Revised)
4. Show location of all existing and proposed utilities and easements. (Revised)
5. Show with directional arrows, proposed drainage flow. (Revised)
6. Show trash enclosure detail. (Revised)
7. Show the required landscape plan and landscape calculations. (Revised)
8. Provide height of building from adjacent grade. (Revised)
9. For the building, show # of stories, gross floor area, net square footage and all entrances. (Revised)
10. List off-street parking provided and off-street parking required per Board of Zoning Appeals approval. (Revised)
11. Show required bicycle parking spaces. (Revised)
12. Provide the following note on the map, “Per the Board of Zoning Appeals condition of approval, lot lights shall be shielded to avoid light spillover onto adjacent residential properties.” (Revised)
13. On September 4, 2003, the Board of Zoning Appeals conditionally approved the following variances:
a. Reduction in the minimum lot size from one acre to 0.53 acres;
b. Reduction in the side yard setback from 50’ to 25’-6” on the east property line and 18’-6” on the west property line;
c. Reduction in the minimum number of on-site parking spaces from 35 to 20;
d. Reduction in the minimum greenspace buffer along the property line abutting the residentially zoned district from 10’ to 0’;
e. Modification of the required city-standard curbing around the southern perimeter of the parking lot per the recommendation of the City Stormwater Engineer; and
f. Removal of the requirement that the curb radius return shall not extend beyond the property line.
14. The Board of Zoning Appeals approved the six variances conditioned upon:
a. Lot lights shall be shielded to avoid light spillover onto adjacent residential properties. (Notified)
b. Variances shall apply until such time that the subject is expanded by more than 800 square feet from its existing state as of the date of approval (September 4, 2003). (Notified)