SITE PLAN REVIEW

September 28, 2004

 

A.                 SUMMARY

 

SP-02-12-04, a Site Plan for QuikTrip Store No. 167, northeast corner of Haskell Avenue and E. 23rd Street. Submitted by Dan Watkins for QuikTrip Corporation, contract purchaser. 

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:

C-4 (General) District; former fuel stop and store, now vacant.

 

Surrounding Zoning and Land Use:

C-4 (General) District in all four geographic directions; variety of commercial uses.

 

Site Summary:

 

Gross Area:

1.62 acres

Total Site Area:

70,595 sq. ft. (Includes 25’ permanent easement along E. 23rd Street and 20’ permanent easement along Haskell Ave. Number does not include the 1,020 sq. ft. dedicated for Haskell Ave. right-of-way. The permanent easements are for roadway, public access, pedestrian/sidewalk, and utility purposes.)  

 

 

Existing Buildings:

1

Existing Bldg. Footprint:

14,472 sq. ft.

Existing Impervious:

45,675 sq. ft.

Existing Pervious (Landscape/Sod):

10,448 sq. ft. 

Total:

60,147 sq. ft.

 

 

Proposed Buildings:

1

Proposed Bldg. Footprint:

4,555 sq. ft.

Proposed Impervious:

40,953 sq. ft.

Proposed Pervious (Landscape/Sod):

25,087 sq. ft.

Total:

45,508 sq. ft.

 

 

Required # of Parking Spaces (1/200 sq. ft.)

23

Proposed # of Parking Spaces

37 (includes two accessible)

 

Staff Recommendation:

 

Planning Staff recommends approval of the site plan with the following conditions:

1.       Execution of a Site Plan Performance Agreement.

2.      Revised Site Plan:

a. Relocation of accessible spaces/access aisle directly in front of entry doors.

b.  Revision to “Site Summary Table”, Proposed Total (Impervious) square footage. 

3.      Revised Landscaping Plan:

a.  Correct plant nomenclature.

b.  Reduction of plant volume in 1,275 sq. ft. “bonus” planting bed. Barberry shrubs to be planted 2’ on center; Junipers to be planted 3’ to 4’ on center.

4.      Revised Photometric Plan to show reduction in foot-candle power on shielded perimeter lighting, to below 10 foot-candles.  

5.      Execution of an agreement with the City of Lawrence for dedication of 1,020 sq. ft. of right-of-way on Haskell Ave, labeling of the right-of-way with filed book and page on the face of the revised site plan.

6.      Execution of an agreement with the City of Lawrence for dedication of 20’ permanent easement along Haskell Ave., and 25’ permanent easement along E. 23rd Street, labeling of the easements with filed book and page on the face of the revised site plan. Permanent easements are for roadway, public access, pedestrian/sidewalk, and utility purposes.

7.      Filing of a 40’ x 96’ public access easement by separate instrument with the Douglas County Register of Deeds, labeling of the easement with filed book and page on the face of the revised site plan.

8.      Submittal of public improvement plans (decel lane, sidewalks, sanitary sewer, and storm sewer) to Public Works Department prior to filing of the final plat.

9.      Submittal of public improvement plans (geometric modifications to north leg of E. 23rd Street and Haskell Ave.) to Public Works Department for approval, to be completed and accepted by the City prior to occupancy of the facility.

10.    Filing of a final plat with the Register of Deeds Office prior to the issuance of a building permit.

11.    Issuance of a KDOT permit to work in right-of-way prior to release of site plan to Neighborhood Resources.  

 

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 located in the C-4 (General) Commercial District. The purpose of this district is to accommodate miscellaneous retail and wholesale commercial enterprises serving the consumer public, business, industry and agriculture. This district provides for commercial uses that do not need to be in neighborhood shopping centers or limited commercial districts, or which are undesirable in such areas.

 

(b)             That the proposed arrangements of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;

 

The proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage are 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;

 

This site plan has been reviewed extensively by both the City’s Public Works Department and the Kansas Department of Transportation (KDOT). As revised, the site plan provides vehicular ingress and egress to and from the site in an acceptable manner. Circulation within the site and on adjacent roadways provides for safe, efficient and convenient movement of traffic.   

 

(d)             That the site plan provides for the safe movements of pedestrians within the site;

 

The submitted site plan conforms to this requirement with the following: 6’ sidewalks added or improved along Haskell Ave. and E. 23rd Street; sidewalks through driveways; ramps at intersection of Haskell Ave. and E. 23rd Street.    

 

(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 submitted site plan exceeds the City Code minimum requirements for landscaping. QuikTrip Corporation, the proposed developer, will provide 1,275 sq. ft. of additional landscaping to the site adjacent to the 25’ permanent easement along E. 23rd Street.  

 

(f)              That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;

 

The submitted site plan conforms to this requirement. 

 

(g)             That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.

 

The submitted site plan takes into consideration any existing improvement or physical alterations made to prepare the site for development.

 

D.        STAFF REVIEW

 

The applicant is proposing to construct a 4,555 sq. ft., one story convenience store with gas pumps at the northeast corner of Haskell Ave. and E. 23rd Street (K-10 Highway). The development, which will occupy Lots 5 and 6 and a portion of Lots 2, 3, 4 and 7, Co-Op Subdivision, will clear all existing development by razing a 14,472 sq. ft. building and removing paving. The center of the site will feature eight self-service gas pump islands under a canopy.

 

Access to the site will occur from either E. 23rd Street or from Haskell Avenue. Access from E. 23rd Street will be through Lot 4, Co-Op Subdivision, which will require the applicant to file a 40’ x 96’ public access easement between the contract purchaser and the adjacent property owner (of Lot 4). This agreement has been agreed upon by both parties. Access from Haskell Avenue will not require an access easement. An existing transit bus shelter located on Haskell Ave. will be relocated further north on the site to alleviate some of the queuing of traffic northbound on Haskell Ave., anticipated with the redevelopment of the subject property. Public improvement plans for the proposed decel lane on E. 23rd Street, sidewalks on both Haskell Ave. and E. 23rd Street, and storm and sanitary sewers are required by the Public Works Department prior to the filing of the final plat. As part of the redevelopment of this site, QuikTrip Corporation will install a right turn lane for southbound traffic on Haskell Avenue. This improvement will also be conditioned on approval of the site plan, to be completed and accepted by the City prior to occupancy of the facility (see correspondence from Public Works Director Chuck Soles to Dan Watkins).   

 

Other Easements/Rights-of-Way

 

·         An existing 50’ right-of-way on E. 23rd Street was dedicated for “public use” on Lots 4 and 5 of the Co-Op Subdivision in 1987 (Lot 4) and 1989 (Lot 5) for future E. 23rd Street improvements as identified in the City’s 23rd Street Corridor Study. The contract purchaser and the City have agreed to a sharing of the 50’ right-of-way; the southern 25’ will be dedicated as a permanent easement to the City in anticipation of future improvements to E. 23rd Street. The permanent easement is for roadway, public access, pedestrian/sidewalk, and utility purposes. The northern 25’ will be incorporated into the redevelopment of the site; specifically, the location of seven required street trees and the “bonus” 1,275 sq. ft. landscaping bed.

·         The contract purchaser and the City have agreed to a 20’ permanent easement along Haskell Avenue to accommodate anticipated road expansion for intersection improvements at Haskell and E. 23rd Street. The permanent easement is for roadway, public access, pedestrian/sidewalk, and utility purposes.

·         The contract purchaser and the City have agreed to a 1,020 sq. ft. (17’ x 60’) right-of-way dedication along Haskell Ave., at the northern property line. This right-of-way will accommodate a relocated bus shelter, located presently in the development’s future access point on Haskell Ave. 

 

Conformance with 23rd Street Corridor Study

 

The City’s adopted 23rd Street Corridor Study [RE: Resolution #6509, adopted 11/11/03] recommended elimination of an existing access point on E. 23rd Street associated with westbound queuing issues (see graphic). The study also recommended that when the subject property along with adjacent parcels to the east redeveloped, a shared drive would be created to group access from multiple parcels. The QuikTrip site plan proposes shared access with portions of Lots 1-4 of the Co-Op Subdivision.

KDOT Requirements for Site Plan Approval

 

The Kansas Department of Transportation (KDOT) has conceptually approved the QuikTrip site plan as submitted, pending the completion of a variance report by KDOT. The variance report is required on the following two items:

 

 

 

Required Replat

 

The proposed redevelopment of this corner site requires the developer, QuikTrip Corp. to acquire all of Lots 5, 6, and a portion of Lots 2, 3, 4, and 7, Co-Op Subdivision. As a result, the applicant will be required to replat a substantial portion of the Co-Op Subdivision to reflect new property lines, easements, rights-of-way, and access. Both preliminary and final plat approvals will be required prior to the issuance of a building permit.