PLAN REVIEW
SP-09-61-04: City of Lawrence Evidence Storage Facility, a site plan for the change of use of existing buildings from an industrial/building manufacturing use to a storage facility. The property is located at 900 E. 15th Street. Submitted by City Police Department, The City of Lawrence is the property owner of record.
B. GENERAL INFORMATION
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Current Zoning and Land Use: M-2 (General Industrial) District; existing buildings and lot previously used for concrete block company and storage yard. |
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Surrounding Zoning and Land Use: RM-D (Duplex Residential) District and RS-2 (Single-Family Residence) District to the north; existing residential development. |
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RM-1 (Multiple-Family Residence) District to the east and west; existing apartment uses to the east and single-family residential development to the west. |
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RS-2 (Single-Family Residence) District to the south; existing single-family residential development including Parnell Park and pending PRD-1 (Planned Residential District) residential development. |
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Previous approvals for site: |
DR-02-18-04; HRC review for Police Evidence Storage Building use. |
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SP-10-96-98; Capital Concrete Products, 81’ communication tower/antenna – 10/29/98 administratively approved. |
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B-12-23-97; Morton Building Materials, request for variances related to screening, paving and driveway standards – 2/5/98. |
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SP-09-65-97; Morton Building Materials, 2,600 SF building addition [N-09-02-97]. |
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Site Summary: |
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Gross Area: 11,096 SF |
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Existing Building: two existing buildings; west building is 4,067 SF and east building is 4,187 SF. No new buildings are proposed. |
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Open Space: 85,302 SF |
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Parking group and ratio: 17, 1 space for each 1,000 SF of floor area or 1.5 employees which ever is greater |
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Off-Street Parking Required: 2 |
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Off-Street Parking Provided: 9 |
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Proposed Change: · Proposed change of use and addition of fencing around portion of site and including buildings. · Re-installation of 81’ communication tower/antenna. |
Staff Recommendation: Planning Staff recommends approval of the site plan subject to the following condition:
1. Provision of Landscape material around the north, east and west sides of the screening fence and along the west side of the building.
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C. STAFF REVIEW
The subject property is located on the north side of 15th Street in the East Lawrence Neighborhood. The property includes two existing buildings that are proposed for use by the City Police Department for evidence storage. The proposed site plan also includes the re-installation of a communication antenna mounted approximately 81’ feet above the ground. The proposed site plan documents the change of use for this site from a former industrial manufacturing use to a storage facility.
The site was used for manufacturing since the 1950’s according to information included in previous site plans. The summary above documents the site plan changes as they are recorded in the Planning Office. A building addition was approved in the late 1990’s but was not constructed. Since then the physical site has not been altered.
As part of the previous land use activities a communication tower/antenna was added to the site. This proposed site plan shows a “tower” location on the east side of the eastern building. It is staff’s understanding that the Police Department intends to re-install the former 81’ structure for direct communication with the City’s network. This re-installation of the structure is not a conventional communication tower and is specifically not designed to accommodate additional communication carriers. The antenna and mounting structure will accommodate direct two-way communication. Co-location of other communication carriers is not provided for by this structure. Structures less than 100’ and located in non-residential districts may be considered as part of a site plan review. Any future request for a traditional “tower” or communication facility may be subject to other public hearing and review processes depending on the height of the structure.
The northern portion of this property also falls within the 500’ environs of the Samuel Riggs House, 1501 Pennsylvania St. City staff reviewed this site with regard to changes in the exterior of the building per DR-02-18-04. This change has been reviewed and approved by the Historic Resources Administrator. Any changes in the exterior of the building such as window and door openings, modification in façade treatments and similar changes are subject to additional review prior to construction or renovation.
A local floodplain development permit will also be required for the property. No improvements other than landscaping and fencing are proposed in the 100 year floodplain.
The subject property is zoned M-2 (General Industrial) District which permits a variety of uses including warehouse. The surrounding area is zoned for a variety of residential uses. The site is located in a developed neighborhood that includes non-residential uses along the boundary of the neighborhood such as a garden center and community facility type uses.
The proposed site plan lists Use Group 14 as the appropriate use group and then specifically adds restrictions such as hours of operation, and prohibition of storage such as a general tow lot, storage of weapons or drugs, boarding of animals, etc. These restrictions are not typical or standard limitations associated with either the use or the base zoning district. The proposed limitations are extraordianary standards intended to clarify the use expectations for the subject property and use of the buildings. These are not standards set out in the zoning code. Any changes in these limitations are anticipated to require site plan review by the City Commission.
Access and Parking Lot Design
The site plan shows the access to the site will be reconstructed and only a single access to the site will be provided. The interior parking lot area will be fenced and is not proposed to be altered except to provide parking lot striping.
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 property is within an M-2 (General Industrial) District a district that permits warehouse buildings and activities, subject to an approved site plan.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The subject property is a developed property that includes two existing buildings with a central parking lot area. The site plan notes that parking lot lighting is not proposed. The only site lighting is that which is mounted to the buildings at the entrances. The site plan indicates revisions to the existing access and removal of one existing curb cut that are part of the current 13th & Oregon Stormwater improvements. The overall parking lot design and function are not proposed to be altered. The site will have security fencing and a rolling gate just inside the property. This will prevent unauthorized parking in the lot. There are no changes proposed that will affect the existing building and site relationships of the subject property with adjacent land uses.
Much of the north portion of the site will be returned to a lawn type open space adding pervious area to the abutting stormwater drainage facility. Staff noted additional screening around the rear fence on all sides is recommended as well as landscape along the west building to soften the appearance of the building to the adjoining residential neighborhood.
(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;
Vehicular access to the site is restricted. A single access point to and from the site is proposed. Access to the site is controlled with a wrought iron (rolling) gate to restrict access to authorized personnel only.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The site plan includes a sidewalk along the north side of 15th Street that facilitates pedestrian circulation along the public right-of-way. The site plan also shows a future pedestrian pathway along the west side of the building.
(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;
There will be a sufficient mixture of grass and trees within the interior and perimeter of site so the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Much of the property will be retained as green space upon completion of on-going public improvement projects in the area.
The security fence around the site shows a continuous landscape treatment along the north side only. Based on public comments received to date, it is not unreasonable to continue the landscape treatment along the east and west sides of the fenced area as well. Staff recommends the site plan be revised to include the same landscape treatment on the east and west sides of the security fence. The front gate will be a wrought iron fence. Additional landscape treatment along the west building is recommended to soften the appearance between the subject property and the adjoining residential uses.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
The plan shows a trash storage area and provides a trash dumpster enclosure area within the secured area. Access and service for the solid waste removal will require coordination between City Departments.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The plan takes into account the adjacent sanitary sewer, municipal water lines and the topography of the site. Public improvement plans, including stormwater improvements are on going in the vicinity of the subject property.