SITE PLAN REVIEW
SP-05-29-04: Redevelopment of existing Wal-Mart store, a site plan for a building addition to the existing Wal-Mart store located at 3300 S. Iowa Street. The new Wal-Mart store will contain 228,817 square feet. Submitted by Landplan Engineering for Wal-Mart Stores, Inc; property owners of record.
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Current Zoning and Land Use: |
C-5 (Limited Commercial) District and RS-2 (Single-Family Residence) District existing commercial development. |
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Surrounding Zoning and Land Use: |
C-5 (Limited Commercial) District and PCD-2 (Planned Commercial District) to the north; existing commercial development. PCD-2 (Planned Commercial District) to the west and south; existing commercial development. A (Agricultural) District to the east; existing agricultural uses. |
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Site Summary: |
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Gross Area: |
24.75 acres |
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Proposed Building Coverage: |
228,817 SF (excludes out lot) shown as concept only) |
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Open Space: |
287,609 SF (Includes all portions of development including out lot) |
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Off-Street Parking Required: |
1 space per 200 NSF; Parking Group 12 = 770 spaces |
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Off-Street Parking Provided: |
821 spaces provided |
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions:
1. Submission and approval of public improvement plans for all public improvements; 33rd Street, 34th Street, sidewalks, sanitary sewer, municipal water, and storm sewer per approval of the Public Works Department prior to issuance of a building permit. 2. Approval and recording of a final plat of the subject property prior to issuance of a building permit. [Final plat shall include dedication of a cross access easement along the south property line as shown on this site plan]. 3. The following be provided on a revised site plan with the approval of the city Stormwater Engineer of this information: a. drainage calculations for the primary system pipes; b. labels on all slopes and elevations shown; c. labels on all storm sewer structure sizes and elevations; d. a note that all curb inlets shall be constructed to City standard per the approval of the City Stormwater Engineer. 4. Approval of a stormwater pollution prevention plan (SWP3) prior to issuance of a building permit per the approval of the City Stormwater Engineer. 5. Submission and approval of a photometric plan, pursuant to 20-14A01 per staff approval. 6. Execution of a site plan performance agreement. and, 7. Provision of a revised site plan that includes: a. A note that indicates a revised site plan must be approved prior to development of the outlots; b. Delineation of the limits of any outdoor sales areas. c. a note restricting truck trailer parking to the three spaces on the east side of the site. |
C. STAFF REVIEW
Subject property is located on the southeast corner of 33rd Street and S. Iowa. The proposed site plan is for a significant building expansion and reconfiguration of the parking lot, recycling center, and is related to the Crown Toyota redevelopment site to the south with a shared access drive.
Access and Parking Lot Design
Access to the site is provided through reconfigured access points; two along 33rd Street and one along S. Iowa across from 34th Street for general traffic. Service access is still provided along the rear of the Wal-Mart building from 33rd Street. The Iowa Street access will be a shard access with the property proposed for redevelopment to the south and will be established as a cross access way between the adjacent properties upon approval of a replat. The 33rd Street access points are reduced from four to three (including the rear service drive) as a part of the proposed redevelopment. This includes the vacation of the frontage road and closure of the access point closest to the Iowa Street intersection.
The parking lot design is intended to funnel traffic further into the site before vehicles are provided turning options within the interior of the site. This will reduce the traffic congestion and queuing that backs up on the adjacent public roads. The eastern access along 33rd Street will remain in the same general location and connects to a drive aisle along the front of the building but provides a longer driveway entrance than is currently provided. The western driveway along 33rd Street is relocated further to the east and is significantly enhanced with landscaped islands as well as a longer queue into the site to direct traffic.
Screening and buffering
The proposed site plan enhances the green space area along S. Iowa and along 33rd Street by consolidating and creating a more uniform green space along S. Iowa and at the 33rd Street intersection. Little attention is given to green space enhancements along 33rd Street east of Iowa. It was noted in the Parks Department review comments that Street trees do not exist in this location. It was also noted that based on the current property line and location of utility easements Street trees cannot be planted as they would conflict with existing underground utilities. The proposed site plan does not include a modification of the parking lot setback along 33rd Street to increase this area to accommodate Street trees. A minimum of 15’ setback is allowed by code for the parking lot. The curb line along 33rd Street is consistent with the existing development of the site and will only be modified in those sections relating to changes in the access drives.
Subdivision Requirements
The subject property was conditioned upon replat with the redeveloping properties to the south as part of the rezoning. The development package includes changes in parcel boundaries, vacation of easements and rights-of-way (frontage road) as well as dedication of cross access easements. The need for all of these elements to be correctly reflected across lots and between the Wal-Mart and Crown redevelopment projects requires that approval of the site plan limit issuance of a building permit until the property is replatted.
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 for retail commercial uses. The rear portion of the site that includes the detention area is residentially zoned. A portion of the proposed rezoning will establish the area currently used for detention as part of the commercial district to accommodate truck turning movements in the service area. The proposed use is permitted within the C-5 (Limited Commercial) District as zoned.
(b) That the proposed arrangement of buildings, off-Street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
A significant change to the proposed site plan is a reconfiguration of the existing parking lot. The proposed building will remain in the same proximity within the site. Building additions will occur on the east, west and south sides for a total of 97,723 SF added to the total building. The site is being designed with consideration and in conjunction with a development to the south (Crown Automotive) to allow for shared access from Iowa Street. The site plan relocates the recycling center to the south side of the building. The site plan establishes an out lot anticipated for a gas convenience station to be developed separate. It is shown conceptually and is included in the pavement/impervious site summary to account for total stormwater across the site. A revised site plan for the outlot will require separate approval prior to development. This should be noted on the plan. The plan does not specifically delineate the limits of any outdoor seasonal sales area. These should be shown and noted on the plan.
(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;
A traffic impact study was required, revised and updated during the review process. A right turn lane is shown on the site plan that is northbound to the S. Iowa Street access as well as right-turn lanes to each drive from 33rd Street. These improvements are required as part of the development and will also require public improvement plans to be submitted and approved. The proposed development includes enhanced entrances to funnel traffic interior to the site before turning choices can be made. It should be clearly stated that the public improvements are essential to the development and are required as shown on the site plan. The site plan identifies three parking spaces for overflow truck parking at the rear of the store. The plan should include a note that limits overflow parking to this area.
(d) That the site plan provides for the safe movement of pedestrians within the site;
As a commercial development the site is dominated by vehicular movements. However, the site plan includes a central sidewalk from Iowa Street at 34th Street to the interior of the site for pedestrians. Sidewalks will also be provided along the public Streets adjoining the subject property. Additionally, an 8’ concrete path will be provided along the west side of the drive aisle along the landscape islands in the front of the building to delineate a pedestrian pathway across the site. The site plan is also being revised to include specific cross walks at the building entrances similar to that found in front of the Hy-Vee store on Kasold Drive.
(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;
As noted the proposed site consolidates green spaces to enhance the site especially along Iowa Street. The site provides sufficient open space and interior green space per city code.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
Two separate trash storage areas are provided in the rear of the recycling center and the rear of the building. These areas will need to maintain open drives for access. The critical area will be the recycling center. If the access is blocked the property will not be served. The proposed enclosures are shown for compactor service.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The proposed site plan includes an area that will be regraded along the south side of the property. It was noted by the City Stormwater Engineer that additional permits will be required to comply with stormwater pollution prevention and is reflected as a condition of approval.
E. CONCLUSION
The site plan is relatively direct in the proposed building addition of 97,723 SF. The rezoning report included a discussion of the conformance of the related rezoning request with the comprehensive plan, including redevelopment. A portion of the rezoning report relative to the comprehensive land use plan is recited below:
Horizon 2020 is the comprehensive plan for the City of Lawrence and the unincorporated portion of Douglas County. An evaluation of the conformance of this rezoning with the City’s comprehensive plan is based on key features, goals, policies and recommendations of the plan.
One of the strategies of the comprehensive plan is to encourage the infill and/or redevelopment of existing commercial sites. “Encourage infill development and/or redevelopment of existing commercial areas with an emphasis on Downtown Lawrence and existing commercial gateways. Sensitivity in the form of site layout and design considerations shall be given to important architectural or historical elements in the review of development proposals.” (Horizon 2020, page 6-1)
This rezoning proposal is part of a larger proposal that includes the redevelopment of the vacant Payless Cashways site, which is part of the gateway to the existing south Lawrence commercial area.
The subject property is part of the S. Iowa Street Regional Commercial Center. Horizon 2020 defines the S. Iowa Regional Commercial Center as the area between W. 23rd Street and K-10 with approximately 1.3 million square feet of gross commercial space.
“K-10 provides a physical barrier and edge to the commercial corridor (S. Iowa Street Corridor) that has developed. Additional retail commercial uses shall not occur south of the highway, …
In general, development and redevelopment along the Iowa Street segment shall emphasize consolidated access, frontage roads, coordinated site planning and design, and high quality development.” (Horizon 2020, pg 6-14)
The proposed request was found to contain existing commercial development and not extend commercial uses to the south of K-10. This request is a part of a larger redevelopment proposal that stretches to 35th street. This proposal will consolidate access points, realign the frontage road and 34th Street (east of Iowa), and coordinates the redevelopment of three existing commercial sites (Wal-Mart, Crown Chevrolet/Toyota, and Payless Cashways).
Policy 3.2 in the Commercial Land Use chapter of Horizon 2020 states “the city shall develop reasonable design standards for new and redeveloped commercial areas…” (pg 6-29) Currently, a subcommittee of the Planning Commission is reviewing possible design criteria for commercial developments within the City. These criteria have not been reviewed or adopted by either the Planning or City Commission. This rezoning request is for C-5, which limits the ability of the City to review the architectural design elements of the development proposal. Since the design criteria have not been adopted, it would be inappropriate to require this proposal to comply with design criteria that are still being considered by a subcommittee. However, Staff discussed with the applicant several design elements during the review process that resulted in increased pedestrian access in the front portions of the store as well as consolidation of interior green spaces. Much of the design recommendation is limited by the existing placement of the building and detention facility which will remain in their same general locations.