SITE PLAN REVIEW

October 19, 2004

 

 

A.                 SUMMARY

 

SP-08-55-04: A site plan for Fire Station No. 5 to be constructed at the southeast corner of 19th and Iowa Streets. Submitted by Sabatini Architects, Inc. for the City of Lawrence.  Kansas University Endowment Association is the property owner of record.

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:

RD (Residence-Dormitory) District; vacant and undeveloped.

Surrounding Zoning and Land Use:

RD (Residence-Dormitory) District in all four geographic directions: to the north, University of Kansas dormitories and apartments; to the east, apartment complex; to the south, vacant and undeveloped; and to the west, University of Kansas buildings and undeveloped, vacant land.

 

         

         

Site Summary:

Legal Description:

Lots 4 and 5, Fraternity Place

Total Site Area:

152,413 sq. ft./3.50 acres

Existing Buildings:

0

Proposed Buildings:

1/23,843 sq. ft.

Proposed Pavement:

49,564 sq. ft.

Proposed Impervious:

73,407 sq. ft.

Parking Required (1 space/400 s.f.):

42 spaces

Parking Provided:

48 spaces

 

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.      Approval of site landscaping by City’s Landscape Supervisor;

3.      Public improvement plans for the site’s storm drainage system must be submitted to the Public Works Department for review prior to release of the site plan to Neighborhood Resources; and  A Stormwater Pollution Prevention Plan (SWP3) must be provided for this project.  This project will not be released for building permits until an approved SWP3 has been obtained. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained.

 

  

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 purpose of the RD (Residence-Dormitory) District is to provide areas for high population density. The district is intended to permit the development of land for multiple­-family dwellings and dormitory­-type residence halls in properly planned and centrally located areas in a residential environment. Under Use Group 7, Community Facilities – Public Utilities, a fire station is a permitted use in the RD (Residence-Dormitory) District as a community facility that provides an “essential service.”

 

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

 

Based on the unique topography of the subject property, the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage are as compatible as possible with 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 site layout and design provides for the safe, efficient and convenient movement of traffic

within the site and on adjacent roadways. At its October 7, 2004 meeting, the Board of Zoning

Appeals approved a variance to increase the driveway width for the proposed fire station’s

equipment bay from 30’ to up to 73’ feet to accommodate four emergency and medical vehicles.

This variance will allow emergency vehicles to turn around in the driveway and back into the four stalls in the equipment bay, as opposed to performing this function on the adjacent roadway.  

 

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

 

The revised site plan provides for the safe movement of pedestrians within the site.

  

(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;

 

Given the site’s unique topography, the landscape plan provides for a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including right-of-way) of the site to keep the development in harmony with adjacent land uses. The proposed landscaping, which was carefully selected for the site, will provide a pleasing appearance to the public.   

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

 

All outdoor trash storage areas will be screened in accordance with City standards.

  

(g)             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 site’s existing topography. Currently, the site is vacant and undeveloped and has not been physically altered to prepare the site for development.

 

D.        STAFF REVIEW

 

The City plans to construct a new Fire/Medical Station at the southeast corner of 19th and Iowa Streets. In addition to administrative offices, firefighter dormitories and a community room, the fire station will also house four emergency vehicles in the equipment bay; ambulance, pumper truck, ladder truck, and the Hazmat (Hazardous Materials) truck. Construction of Fire Station No. 5 will improve public safety for all residents of Lawrence as well as for the University of Kansas, which surrounds the proposed fire station.