SITE PLAN REVIEW
SP—04-31-05: A site plan for the redevelopment of a downtown building to a restaurant and office/retail space located at the southeast corner of 8th Street and New Hampshire Street. Submitted by Landplan Engineering for Kenneth C. Baker II, L.L.C. (Pachamama’s), property owner of record.
|
Current Zoning and Land Use: |
C-4 (General Commercial) Zoning District with a C-4A General Commercial Overlay; Existing vacated building.
|
|
Surrounding Zoning and Land Use: |
C-4 (General Commercial Overlay) Zoning District with a C-4A General Commercial Overlay to north, east, and south; Hobbs-Taylor Loft Building under construction across 8th Street to the north, Office building across alleyway to the east, City Parking Lot (102 off-street parking spaces) to the south/south- east. C-3 (Central Commercial) District to the west; Existing office building/restaurant space across New Hampshire Street to the west.
|
|
Site Summary:
| |
|
Location: Legal Description:
Property Area: |
800 – 804 New Hampshire Street New Hampshire Street, Lots 46, 48 & 50 – Original Township, City of Lawrence 17,642 S.F. |
|
Existing Building: |
12,891 S.F. |
|
Proposed Building:
Use Group:
Parking Group:
Parking Group (continued) |
12,891 S.F. (no change to square foot of building)
Use Group 9: Professional Offices Use Group 12: Retail Store – Personal Services Use Group 12: Eating establishment without drive-thru service.
Parking Group 26: Eating establishment 26: 1 space for each 100 square feet of floor area or 1/3rd of occupancy load, based on building code. 208 person total occupancy/3 = 92 parking spaces required.
Retail/Office – Parking Group 12: 1 space for each 200 square feet of net floor area. 3,687 N.S.F./200 = 18 parking spaces required.
92+18= 110 Total parking spaces required.
|
|
Off-Street Parking Provided: |
7 existing off-street parking spaces. Office street parking variance approved by Board of Zoning Appeals on May 5, 2005 [B-04-09-05]. |
|
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 shall obtain a sidewalk dining license/agreement with the City of Lawrence for the use of the right of way per Article 6-12. 3. Revision of the site plan to include: a. A note stating: “The City Commission reserves the authority to revoke the right to use the right-of-way if the City Commission determines the noise, trash, or other public concerns associated with the outdoor dining area warrant removal of the outdoor dining area.” b. Notation of interior and exterior occupancy limits. c. A listing of the variances that were granted by the Board of Zoning Appeals [B-04-09-05] 4. Completion of HRC Conditions of Approval (DR-03-17-05).
|
C. STAFF REVIEW
The applicant is proposing to redevelop the existing vacant commercial building, located at the southeast corner of 8th and New Hampshire, to a 7,623 Gross Square Feet - Pachamama’s Restaurant and 5,268 G.S.F. – Office/Retail space to be leased out.
The site plan includes a 10.5’ wide x 58’ long outdoor sidewalk dining area, to be located on the sidewalk adjacent to the building (within the public right-of-way) on 8th Street. The applicant will be making streetscape improvements including the installation of street trees, curb and gutter, pedestrian style street lighting, pedestrian crossing bump-out at the corner (to mirror required pedestrian crossing bump-out being installed at northeast corner of 8th and New Hampshire), sidewalk improvement, and concrete driveway access apron.
The applicant has requested public improvement plans be allowed to be submitted and approved by Public Works with completion required prior to the issuance of an occupancy permit for the project. This would enable the construction within the building to proceed sooner, rather than waiting for the approval of public improvement plans prior to the issuance of a building permit.
On May 5, 2005, the Board of Zoning Appeals approved the following three variances [B-04-09-05] for the commercial property located at 800-804 New Hampshire Street:
Variance I. From Section 20-707(b) requiring a front yard and exterior side yard setback of 25’ and a rear yard setback of 12 feet. Approval for existing front yard, exterior side yard and rear yard setbacks of 0’.
Variance II. From Section 20-1212 requiring a minimum of 110 on-site parking spaces for the proposed use. Approval for a reduction to the existing 7 on-site parking spaces.
Variance III. From Section20-1216(a) requiring a minimum setback of 15’ from the property line to a parking lot. Approval for existing parking lot setback of 7’ from New Hampshire Street right-of-way.
A condition should be required for the site plan to include a listing of the variances that were granted by the Board of Zoning Appeals [B-04-09-05].
On April 22, 2005, the Lawrence Historic Resources Commission (HRC) approved the Design Review for this project [DR-03-17-05], subject to conditions. The approval was based upon a determination that the proposed construction “would not encroach upon, damage or destroy any historic property or the environs” with the following five conditions:
1. Complete construction documents with material notations to be approved by the Historic Resources Administrator;
2. The sidewalk dining area (a) maintain a minimum 6’ width unobstructed and measured from the parking meters, the proposed street lighting, or proposed tree well, whichever is closest to the building; (b) The proposed railing not be attached to the building; (c) the height of the railing shall not be higher than thirty-six inches (36"); (d) advertising shall not be permitted in the sidewalk dining area except for the name of the establishment on chairs or tables as approved by the City; (e) this recommendation is given with the understanding that the City Commission must approve the associated site plan and sidewalk dining license. Approval of this request by staff or the HRC does not guarantee the City Commission will approve the associated site plan or sidewalk dining license.
3. The applicant not remove the entry door and overhead door on the south elevation until Phase II when replacement of these elements occurs.
4. Any changes to the approved project will be submitted to the Historic Resources Commission prior to the commencement of any related work;
5. The property owner will allow staff access to the property to photo document the project before construction begins.
The site plan has been reviewed by staff and revisions have been made by the applicant. Appropriate conditions have been recommended for the site plan approval.
D. Findings
Per Section 20-1423, staff needs to 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 zoned C-4 (General Commercial) District and is also within the C-4A General Commercial Overlay District. The C-4 District permits eating establishments and retail/office use subject to an approved site plan.
The proposed new zoning code would reclassify the C-4 (General Commercial) District to a Downtown Commercial District, which would be the same as the commercial zoning district along the downtown portion of Massachusetts Street.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed arrangement of building, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses.
Site Calculations
Existing Building: 12,891 Square Feet Proposed Building: 12,891 Square Feet
Existing Pavement: 4,741 Square Feet Proposed Pavement 3,728 Square Feet
Existing Impervious: 17,632 Square Feet Proposed Impervious: 16,619 Square Feet
Existing Pervious: 0 Square Feet Proposed Pervious: 1,013 Square Feet
Property Area: 17,632 Square Feet Property Area: 17,632 Square Feet
(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 existing ingress to the 7 parking space parking lot will remain at the New Hampshire Street access location. Existing egress from the parking lot will also remain (through the alleyway). The vehicular ingress and egress within the site provides for safe, efficient and convenient movement of traffic.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The six feet minimum width of sidewalk is maintained around the proposed sidewalk dining area.
This project will also be installing pedestrian bump-outs at the intersection which will shorten the required distance for pedestrians when crossing 8th Street and New Hampshire Street. The 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;
The site plan provides for a new streetscape with additional trees and turf for this downtown commercial property. The landscaping and new streetscape of the proposed development will be in harmony with the adjacent land uses and 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.
The project includes a trash enclosure to be screened per City Standards, Section 20-14A04.8(a).
(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 existing infrastructure improvements and physical alterations that previously have been made to this downtown property. This project will be providing additional improvements and physical alterations to the streetscape that will be beneficial to the downtown area.