PROPOSED REVISIONS TO THE FINDINGS IN THE JULY 6, 2004 SITE PLAN REVIEW
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
The neighborhoods do not propose a revision to this finding.
(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.
The neighborhoods propose the following revision to this finding:
“As revised and submitted, the proposed arrangement of the apartment building, off-street parking, access, lighting, landscaping and drainage are incompatible with adjacent land use. The incompatible elements include but are not limited to: arrangement of the apartment building, including building height; location and arrangement of off-street parking; landscaping.”
(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.
The neighborhoods do not currently propose a revision to this finding, although we are significantly concerned about the impact of this development on 7th Street and therefore on the Old West Lawrence neighborhood as a whole.
(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.
The neighborhoods do not propose a revision to this finding.
(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.
The neighborhoods propose the following revision to this finding:
Although the site plan meets the minimum requirement as mandated
in City Code, the landscaped berm on 7th Street has allowed reduction
of interior landscaping to 10%. In part as a result of this reduction and of
the focus on 7th Street, the proposed development would not be in
harmony with adjacent land uses to the east or the north and would not provide
a “pleasing appearance to the public.” This is particularly true from 6th Street -- the main arterial
connector between West Lawrence and downtown and the main gateway into Lawrence. The submitted site
plan therefore is not compliant with this condition required by City Code for
approval of a site plan.
(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.
The neighborhoods do not propose a revision to this finding.
(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.
The neighborhoods do not propose a revision to this finding.