SITE PLAN REVIEW
SP-01-06-05: F.H Bennett Building, a site plan for an exterior and interior remodel located at 1011 Massachusetts Street. Submitted by Paul Werner Architects for Consolidated Properties of Lawrence, Inc., the property owners of record.
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Current Zoning and Land Use: |
C-3 (Central Commercial District); vacant, office/shop |
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Surrounding Zoning and Land Use: |
C-3 (Central Commercial District) to the north, south, east and west; developed with commercial, office, parking lots, licensed premises and restaurant uses. |
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Site Summary: | |
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Gross Area: |
2925 Sq. Ft. |
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Existing Building Coverage: |
2600 Sq. Ft. |
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Proposed Building Coverage: |
2600 Sq. Ft. |
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Off-Street Parking Required |
Not required in C-3 District |
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Off-Street Parking Provided: |
Not required in C-3 District |
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Staff Recommendation: Planning staff recommends approval of the proposed site plan subject to the following conditions: 1. Compliance with the Historic Resources Commission conditions of approval: (a) The applicant provide complete construction documents with material notations to be reviewed and approved by the Historic Resources Administrator prior to release of a building permit; (b) Any changes to the approved project will be submitted to the Historic Resources Commission prior to the commencement of any related work. 2. Execution of a site plan performance agreement per Section 20-1433. 3. Agreement not to protest benefit district to improve street lighting; 4. Any relocation of existing facilities to be at developer’s expense. 5. Identify property lines on the site plan. 6. Note “net” square footage on the site plan. 7. Add a note referencing HRC DR- number. 8. Identify any sidewalk improvements on the site plan.
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C. STAFF REVIEW
The applicant is proposing to rehabilitate the storefront of the structure located at 1011 Massachusetts Street. The existing covering will be removed and a new storefront that is compatible with the historic fabric of the structure and the National Register historic district will be installed. The interior of the structure will also be rehabilitated for a new commercial use. The existing site will not be altered.
Historic Resources Commission Review
The subject property (1011 Massachusetts Street) is listed as a non-contributing structure to Lawrence’s Downtown Historic District, National Register of Historic Places. As such, any proposed exterior improvements must be reviewed in accordance with K.S.A. 75-2715-75-2725, as amended. The applicant submitted an application (DR-01-08-05) to the Historic Resources Commission for the proposed exterior rehabilitation. The Historic Resources Commission approved the proposed project on February 17, 2005 with the following conditions: (a) The applicant provide complete construction documents with material notations to be reviewed and approved by the Historic Resources Administrator prior to release of a building permit; (b) Any changes to the approved project will be submitted to the Historic Resources Commission prior to the commencement of any related work.
Downtown Conservation Overlay District
The subject property (1011 Massachusetts Street) is located in the Downtown Urban Conservation Overlay District. The proposed site plan and exterior modifications meet the intent of the Downtown Design Guidelines.
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 subject property is located in the C-3 (Central Commercial) District. This district is designed to be the Central Business District or the downtown shopping and employment center for the community and surrounding trade area. The district is intended to provide space for retailing of all kinds, professional offices, financial institutions, amusement facilities, transient residential facilities, and limited wholesaling and warehousing. Commercial retail is allowed in the C-3 District.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The subject property was an existing commercial use. This site plan does not propose any modification other than the rehabilitation of the existing structure.
(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;
There is no off site parking associated with this property. The site is designed as a pedestrian accessible business.
(d) That the site plan provides for the safe movement of pedestrians within the site;
Public sidewalks accommodate safe pedestrian movement between the public street and the commercial business.
(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;
This condition does not apply to the submitted site plan, which is for the addition rehabilitation of the existing structure. There is no landscape requirement associated with this site plan for the C-3 District. Landscaping exists on the public right-of-way as part of the sidewalk facility.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
No changes are proposed for the existing service currently located in the adjacent alley.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
No modifications or grading is required for proposed improvement.
E. CONCLUSION
During the review of the proposed site plan, staff noted several minor items that need to be clarified on the face of the site plan including labeling features and correcting general notes. These elements are reflected as conditions of approval.
The proposed site plan for the rehabilitation of the existing structure located at 1011 Massachusetts Street, as conditioned, is in conformance with the requirements of the Zoning Ordinance and the Downtown Design Guidelines. Staff recommends approval of the proposed site plan.