SITE PLAN REVIEW
SP-12-89-04: A site plan for an 80’ x 80.5’ industrial building, located at 1100 E. 11th Street. Submitted by Paul Werner Architects, Inc. on behalf of Randy Hamm contract purchaser & Greg and Mike Polk, property owners of record.
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Current Zoning and Land Use: |
M-2 (General Industrial) District and FF (Floodway Fringe) Overlay District; vacant.
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Surrounding Zoning and Land Use: |
M-2 (General Industrial) District and FF (Floodway Fringe) Overlay District to the north, east, and west; Existing industrial buildings to the west, vacant lots to the east are proposed for similar use, railroad tracks and wastewater treatment facility to the north.
RS-1 (Single-family Residential) District and FF (Floodway Fringe) Overlay District to the south; City of Lawrence Forestry Department. |
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Site Summary: | |
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Legal Description:
Gross Area: |
Polk Subdivision, Lot 2
21,512 Square Feet, 0.49 acre |
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Existing Industrial Buildings: |
0 |
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New Industrial Building:
Use Group:
Parking Group: |
6,440 Square Feet (80’ x 80.5’)
Use Group 14: Wholesale Sales and Services Contractor or construction offices and shops.
Parking Group 15 for office, shop and equipment storage; 1 space per 500 NSF = 8 required spaces. |
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Off-Street Parking Provided: |
8 parking spaces plus 1 accessible space = 9 parking spaces provided. |
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions: 1. Execution of a site plan performance agreement per Section 20-1433. 2. The applicant will obtain a local floodplain development permit per Section 20-9A03. 3. Provision of the following revisions to the site plan: a. Show the correct address as 1100 E. 11th Street. b. For General Note No. 1, location - change ‘Douglas County’ to ‘City of Lawrence’. |
C. STAFF REVIEW
The applicant is proposing to construct an 80’ x 80.5’ = 6,440 Square Foot building to be located at 1100 E. 11th Street. The proposed building includes an office, equipment, and shop area.
A previous site plan for the lot [SP-08-65-02] was approved by the City Commission on October 19, 2002 and expired after one year without obtaining a required building permit.
The site plan has been reviewed by staff and appropriate revisions made by the applicant.
Floodplain
A drainage study will not be required for this project because downstream flooding is confined to the regulatory floodplain. The entire lot is within the 100-year floodplain, requiring minimum floor elevations that are at least 1’ higher than the flood elevation of 827’ above mean sea level. The proposed minimum floor elevation of 828.1’ is sufficient to meet this requirement.
The applicant has previously obtained a Floodplain Development Permit from the Planning Office and Department of Neighborhood Resources, and had also obtained a Fill Permit from the Kansas Department of Water Resources for this area. To address the building elevation requirements, extensive fill and grading for this area has been completed under the prior floodplain/fill permits.
A new local Floodplain Development Permit will need to be obtained for this specific project, along with an elevation certificate indicating the actual finished floor elevation of the building when completed.
The applicant will also need to obtain a required building permit for the proposed building.
D. Findings
Per Section 19A-5, staff needs to find that the following conditions have been met:
(1) That the proposed use is a permitted use in the district in which the property is located;
The M-2 (General Industrial) District permits contractor office/shop/vehicular storage subject to an approved site plan.
(2) That the proposed arrangement 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 is compatible with adjacent land uses.
(3) 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 applicant has completed the required first seven steps of the Traffic Impact Study. The Traffic Study showed a morning weekday peak hour of 6 trips, afternoon weekday peak hour of 7 trips, and 24-hour weekday period of 45 trips.
The seven step Traffic Impact Study is acceptable. 11th Street is a two-lane facility with curb/gutter sections. The area in the vicinity of the site is on a flat terrain and there is no sight distance problem. No street improvements are warranted.
(4) That the site plan provides for the safe movement of pedestrians within the site;
The plan shows an existing 6 wide sidewalk along E. 11th Street. The site plan provides for the safe movement of pedestrians within the site.
(5) 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 landscape plans have been reviewed by the Parks Department and suggested revisions made. 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 the adjacent land uses and will provide a pleasing appearance to the public.
(6) That all outdoor trash storage areas are screened.
The project includes a 12’ x 14’ trash enclosure to be constructed per city standards. Note No. 1.9 states, “City of Lawrence not to be held responsible for damage by trash trucks”, Note No. 1.16 states, “Trash will be placed by the curb by building occupants.” The Solid Waste Department has reviewed and approved the location of the trash enclosure and notes.