SITE PLAN REVIEW
SP-10-62-03, a Site Plan for Wisconsin Apartments, located at 1710 W. 7th Street. Submitted by Allen Belot for Cecil E. Sweeney, Trustee, Colin P. Lindsey, Trustee and H.C. Shephard, property owners of record.
B. GENERAL INFORMATION
Current Zoning and Land Use: RM-2 (Multiple-Family Residence) District; undeveloped.
Surrounding Zoning and Land Use: C-5 (Limited Commercial) District to the north; College Motel and Shepco Tire Shop.
RM-2 (Multiple-Family Residence) District to the east; multi-family apartments.
RM-2 (Multiple-Family Residence) District to the west; Eagles Lodge.
RS-2 (Single-Family Residence) District to the south; single-family homes.
Site Summary:
Gross Area: 1.17 acres
Total Site Area: +/- 50,997 sq. ft.
Proposed Building: 26,795 g.s.f.
Proposed # of Dwelling Units: 1 bedroom units – 15
2 bedroom units – 10
Total # of parking spaces required: 38 (1.5 parking spaces for each 1 and 2 bedroom unit)
Number of off-street parking spaces provided: 39 (includes 2 handicap accessible)
Existing Impervious Surface: 0 g.s.f.
Proposed Impervious Surface: 27,192 g.s.f.
Existing Turf: 50,997 g.s.f.
Proposed Turf: 23,805 g.s.f.
Existing Pavement Coverage: 0 g.s.f.
Proposed Pavement Coverage: 14,177 g.s.f.
Staff Recommendation:
Planning Staff recommends approval of the site plan with the following conditions:
1. Execution of a site plan performance agreement per Section 20-1433.
2. Agreement not to protest the formation of benefit districts for Wisconsin or W. 7th Streets.
3. Correction of identified zoning district on the face of the site plan from C-4 (General Commercial) District to C-5 (Limited Commercial) District to the north of subject property.
4. Applicant to provide calculations to support revised grades in the detention basin.
5. Applicant to submit drainage study revisions to support the current grading plan.
6. Applicant to provide handrails on all walls exceeding 30” in height. (UBC code requirement).
7. Applicant to label the storm sewer to be constructed on Wisconsin Street from the site to a point 280’ to the north.
8. Applicant to provide public improvement plans for the detention basin and downstream storm sewer work for review prior to release of the plan to the building inspector.
9. Applicant to obtain an approved SWP3 prior to release of the site plan to the building inspector.
C. 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 RM-2 (Multiple-Family Residence) District and is undeveloped.
The minimum lot area for each dwelling unit in RM-2 zoning is 2,000 sq. ft. per dwelling unit. The subject property is approximately 50,997 sq. ft., which would allow a gross developable density of 25 dwelling units on this site if all parking and setback requirements are met. The submitted site plan meets all setback and parking requirements
(b) That the proposed arrangements of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
As revised and resubmitted, the proposed arrangement of the apartment building, off-street parking, access, lighting, landscaping and drainage appear compatible with adjacent land use.
(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 submitted Traffic Impact Study for this site plan did not identify any significant adverse findings or impacts generated by the proposed development. As submitted, the vehicular ingress and egress to and from the site and circulation within the site provides for the safe, efficient and convenient movement of traffic.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The submitted site plan provides for the safe movement of pedestrians within the site through identified sidewalks and walkways. The submitted site plan conforms to this requirement.
(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;
Because the site plan is proposing a landscaped berm along the W. 7th Street frontage, the 15 percent interior landscaping requirement (Chapter 20, Section 20-14A04.6) is reduced to a 10 percent interior landscaping requirement. The submitted site plan has therefore met the minimum landscaping requirements as identified in the City Code and is in compliance with this condition.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
The proposed apartment building’s outdoor trash storage area will be properly screened in accordance with standards prepared by the Department of Public Works. The site plan is therefore in compliance with this condition.
(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 is currently undeveloped. The submitted site plan has considered the subject property’s existing topography. The site plan is therefore in compliance with this condition.
D. STAFF REVIEW
The Wisconsin Apartments site plan proposes a 25-unit multi-family apartment building
at the northwest corner of W. 7th and Wisconsin Streets. The subject property, along with properties adjacent to the east and west are zoned RM-2 (Multiple-Family Residence) District. The site is bordered on the west by the Fraternal Order of Eagles Lodge and to the east across Wisconsin Street by several multi-family apartment buildings. The site is bordered on the north by the College Motel and the Shepco Retail Tire, which are zoned C-5 (Limited Commercial) District. Across W. 7th Street to the south, the area is zoned RS-2 (Single-Family Residence) District consisting of several single-family homes on large lots.
RM-2 zoning requires a minimum lot area of 2,000 sq. ft. for each dwelling unit. The subject property, at approximately 50,997 sq. ft., allows for a permitted density of as many as 25 dwelling units on this site. The submitted site plan proposes 25 units in one building; 15 one-bedroom units and 10 two-bedroom units arranged on two floors. At its highest peak, the building will rise approximately 3 stories above grade, which slopes to the north. The applicant indicates that given the site’s existing topography, the building will not “read” as a three-story structure when viewed from the south.
The submitted site plan proposes the apartment building to be sited on the northern half of the subject lot and oriented east-west, with a parking lot to the south of the building. The parking lot will provide 39 off-street parking spaces (including two handicap accessible) and will sit approximately 10’ below the current grade of the lot as it slopes to the north. This will require the addition of a substantial amount of fill to the site to accommodate a proposed retaining wall, which will sit between W. 7th Street and the proposed parking lot. Access to the site’s parking lot will be off of Wisconsin Street with the primary site access just north of the intersection of W. 7th and Wisconsin Streets. A second access point off of Wisconsin Street provides an entrance to the apartment building’s trash receptacle and provides a fire lane for emergency vehicles.
E. STAFF ANALYSIS
While the submitted site plan meets City Code requirements in the allowed density for RM-2 zoning and the applicant has worked to provide compatibility with surrounding land uses, Planning staff remains concerned that the number of dwelling units proposed for this project, although permitted by the existing zoning, does not appear to be in conformance with the comprehensive plan, Horizon 2020. Based on the density proposed by this site plan, this project falls into the category of “high-density” residential development (a density of 16 to 21 dwelling units per acre). Based on Horizon 2020, high density residential development is appropriate in locations near high-intensity activity areas or other high density residential developments, neither of which appear to be true for this site.
Horizon 2020, Chapter Five – Residential Land Use
Strategies: Residential Development
High-Density Residential Development
“High-density residential development, reflecting an overall density of 16 to 21 dwelling units per acre, is recommended at selected locations near high-intensity activity areas or near existing high density residential developments. A variety of locations for high-density residential development are recommended. These include sites primarily along the South Lawrence Trafficway and Eastern Parkway…The design and development of all new high-density residential development should be carefully controlled to ensure compatibility with surrounding uses, adequate screening and buffering, an attractive appearance from nearby roadways, and a high-quality living environment.”
Planning Staff has asked the applicant to consider a less intensive density for the subject property, such as “medium density” residential development reflecting an overall density of 7 to 15 dwelling units per acre. As stated in Horizon 2020:
Horizon 2020, Chapter Five – Residential Land Use
Strategies: Residential Development
Medium-Density Residential Development
“Most of the sites recommended for new medium-density residential development occupy transitional locations between single-family neighborhoods and office/commercial areas. Some sites are recommended near large open space or natural areas. In addition to providing attractive new housing options within the City, these areas should be designed to help avoid major and abrupt changes in density or use. Existing and planned medium-density residential development is widely scattered throughout the City.”
Review Comments from Other Departments:
Public Works/Engineering: Public Works/Engineering:
1. C5 – Typical Trash Screen Fence Detail, 2”x8” CCA Striker Board Top @ 54” Above Paving Surface. Should be centered @ 49.5” above enclosure floor. (Revised)
2. C4 – Typical Curb/Sidewalk Detail, should show existing storm sewer. (Revised)
3. A4 – Typical Curb & Gutter Detail, top dimension on drawing should be 3½” not 3”. On 2)…Expansion Filler Trim to Curb & Gutter Profile, At Spacing Not To Exceed 100’, not 250’ as written. On 3)…Contraction Joints, not Construction Joints. (Revised)
4. Keynotes 12 – “An agreement not to protest the formation of a benefit district for streets, &/or sidewalks has been filed with this Site Plan.” A 5’ sidewalk adjacent to the south property line will need to be constructed as part of the project. The signing of an agreement not to protest the formation of a benefit district for future street improvements is needed. (Revised)
5. On Revised Site Development Plan, Notifications & Disclaimers – “Public Improvement Plans, “Construction Documents for the required public improvements (sanitary sewer & storm sewer & waterline).” (Revised)
6. On Revised Site Plan, 20-1217 Surfacing, (2) “Five (5) inches of granular rock base with two (2) inches of asphalt overlay per City Standards.” Section 20-1217 provides another option: 5” full depth asphalt. (Revised)
7. On Revised Site Plan, 20-1217 Surfacing, (5) “Six (6) inches of 4000 psi concrete reinforced with #3’s at 24” o.c. both ways per City Standard.” Response: Use fiber or welded wire fabric (6x6, w2.9x2.9). #3’s are not City Standard. (Revised)
8. On Revised Site Plan, 20-1432.2 Sidewalks, “…with 4.8 of the Americans With Disabilities Guidelines,” add per City Standard detail. (Revised)
Stormwater Engineering:
Drainage study review comments: The current site plan shows revised grades in the detention basin. These grades do not match the approved drainage study. Provide calculations to support the revision. (Condition of Approval).
Planning document review comments: The site plan dated 06-10-04 meets the specified requirements with the following conditions:
1. Submit drainage study revisions to support the current grading plan. (Condition of Approval)
2. Provide handrails on all walls exceeding 30” height. (Condition of Approval)
3. Label the storm sewer to be constructed on Wisconsin Street from the site to a point 280’ to the north. (Condition of Approval)
4. Provide public improvement plans for the detention basin and downstream storm sewer work for review prior to release of the plan to the building inspector. (Condition of Approval)
5. Obtain an approved SWP3 prior to release of the plan to the building inspector. (Condition of Approval)
Neighborhood Resources: Please provide NR with a complete set of all future drawings for this development.
Provide typical for all block retaining walls and fences. Location of E-OHP-sidewalk and proposed greenspace along
Wisconsin is not accurate. (Revised)
Municipal Utilities: Plan calls for extending the water line on Wisconsin south to an existing water line on W. 7th. There is no water line on W. 7th at this location. Project requires installation of a water line on W. 7th from Wisconsin to their west property line. (Noted)
Parks/Forestry:
1. Remove Scotch Pine from list of Coniferous Trees. (Revised)
2. Per the Master Street Tree Plan, provide additional information as to location/species of proposed trees.
(Revised)
Fire Department: An issue with access to the building. If the building and the parking lot were relocated, it would alleviate the access issue. (Resolved)
Police Department: No comments received.
Sanitation Department: The location for enclosure will work if the street and drive are both a level surface
so that our unit is not sitting on any type of slope. The dimensions for the enclosure needs to be (20)
twenty feet wide by (12) twelve feet deep and this is inside dimensions to contain (2) two rear loader
dumpsters. They need to remove the ( 2 ) two short walls located on the front of the enclosure and place a
bumper post on each corner of the front opening. (Revised)
Traffic Engineering: Comments expressed through Public Works comments.
Westar Energy: No comment.
Aquila, Inc: No comments received.
Southern Star Central Gas: No comments received.
Southwestern Bell: No comments received.
Sunflower Cablevision: No comments received.
Planning Department:
Revised Site Development Plan
1. Please verify Pavement, Total Impervious Surface, and Turf “Proposed” totals. (Revised)
2. Under 20-1212 Off-Street Parking Spaces Required, the total for Full Size spaces
is not correct. Please revise. (Revised)
3. Under 20-14A02, Photometric Plan, the current plan will need to be revised to
show alterations to proposed parking lot/lighting configuration. (Revised)
4. Show all dimensions for lot depth (east lot line). Lot area beyond trash enclosure
curb cut is not shown. (Revised)
5. On the plan, Keynotes #9 is identified as #8. Please correct. (Revised)
6. Near southern lot line, “water” is spelled “walter.” Please correct. (Revised)
7. On the plan, shade areas of building proposed at both a 2 and 3-story height. (Revised)
8. Plan shows parking stalls located within the 25’ setback. Section 20-1209 –
LOCATION OF PARKING AREA – states the following:
(a) No part of a parking area other than the access way shall be located within 25 feet of a street right-of-way in the RS, RM, RM-D, RD or PRD Districts.
Parking lot will need to modified. (Revised)
Landscaping Plan
1. 20-14A04.6, Planting Requirements Within Parking Areas, states that the
proposed parking lot has 43 parking spaces (both full and compact). Section 20-
14A04.6 - PLANTING REQUIREMENTS WITHIN PARKING AND VEHICULAR
USE AREAS - states the following:
(a) Not less than 15% of the interior of a parking lot shall be
landscaped. The interior of a parking lot shall be calculated
by multiplying the number of parking spaces by 280 square
feet. Plantings required along the perimeter of a
parking lot shall not be considered as part of the
interior landscaping requirement. (Revised)
2. 20-14A04.6, Planting Requirements Within Parking Areas, states that “If
landscaped berms are provided along the street frontage the 15 percent interior
landscaping required shall be reduced to 10 percent. The berms shall be a
minimum of 3 feet in height and 10 feet wide.” Linda Finger has determined that
your berm meets the Code definition of a berm and therefore, will allow the 10
percent interior landscaping calculation. (Revised)
3. Plantings located within the 25’ setback cannot be counted as part of any
required landscaping total. As a result, Area “5” identified on the Landscaping
Plan should not be counted part of the “Planting Requirements Within Parking
Areas” total. (Revised)
Grading & Stormwater Management Plan
1. Under Zoning Requirements and Compliance, 20-9A Floodplain and Stormwater
Management on the Revised Site Development Plan (A010), states that the
direction of stormwater run-off is identified with an arrow. The grading plan does
not appear to show this run-off. Please indicate on the plan. (Revised)