SITE PLAN REVIEW
SP-03-27-05: Long John Silver’s, a site plan for the demolition and reconstruction of a restaurant located at 1501 W. 23rd Street. Submitted by McCluggage Van Sickle & Perry for Yum! Brands Inc. - Long John Silver’s Corporation, property owner of record.
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Current Zoning and Land Use: |
C-5 (Limited Commercial) District; existing restaurant |
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Surrounding Zoning and Land Use: |
C-5 (Limited Commercial) District to the north, east and west; existing commercial development
RM-3 (Multiple-Family Residence) District to the south; existing apartment development. |
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Site Summary: | |
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Gross Area: |
49,867 SF |
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Proposed Building: |
2,818 SF |
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Open Space: |
25,114 SF |
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Off-Street Parking Required: |
1 space per 100 NSF or 1/3 occupancy; Parking Group 26 29 spaces per NSF 22 spaces per occupancy |
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Off-Street Parking Provided: |
36 |
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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. 2. Provision of public improvement plan per City Engineers approval. 3. Recording of the Final Plat with the Register of Deeds Office prior to release of the site plan for issuance of a building permit. | |
C. STAFF REVIEW
The subject property is located on the south side of W. 23rd Street. It is a developed property with an existing restaurant and drive-thru. The proposed site plan is for the demolition and reconstruction of a new restaurant that upgrades the current Long John Silver property. The new restaurant will add an A & W store to the Long John Silvers restaurant as well.
The significant redevelopment issue is the development of cross access between the east and west properties across the subject property. The initial step in cross access was the provision of an access easement per the recently approved subdivision plat for this property.
A final plat for this property has been approved, but is not yet recorded. The Plat must be recorded prior to issuance of a building permit.
Access and Parking Lot Design
Access to the property will be revised. The site currently is provided access with a curb cut in the center with direct access to W. 23rd Street. The proposed site plan shows the curb cut relocated to the west property line and shared with the property to the west (Mongolian BBQ). A second access can be accommodated to the east via an existing curb cut for Party America property (off-site). Critical to this development is the evaluation of grading on the east side and setback of the building to the south to accommodate any grading changes necessary.
The city has been working with KDOT and a consultant to review options for improved access along the 23rd Street corridor. A grant was awarded to the City of Lawrence by KDOT for a project between Iowa and Louisiana Streets to implement recommendations of the 23rd Street Corridor Access Management Plan. City Staff and the consultant have met with property owners regarding their plans for development, concerns for traffic and safety and willingness to participate in improvements. Both adjacent property owners to the Long John Silver’s property expressed interest in improvements and a willingness to share curb cuts. The property owner to the east has expressed concerns that drainage be adequately addressed to prevent any additional surface stormwater run-off on to the Party America property.
Off-site improvements related to this development include revised curb work on the Mongolian BBQ property to the west and a reorientation of the parking stalls. Stalls currently are located adjacent to the west property line of the Long John Silver’s property and will, as part of this site plan work, be flipped and restriped along the east side of the Mongolian BBQ restaurant building. The end island on the east property line may need to be scaled back to the south to accommodate turning movements. The proposed site plan and the adjacent site plan for Mongolian BBQ have been provided to the consultant working on the 23rd Street access management project.
Screening and buffering
The subject property abuts residential uses to the rear in a back to back relationship. The rear area of the restaurant and parking area is separated from the residential use by a large green space of 75’. Additionally, a 6’ wood fence is provided along the rear and portions of the sides of the property between the commercial and residential uses. The landscape plan provides minimum separation on the west side as the parking lot area abuts another parking area (Mongolian BBQ).
City staff has noted several additional steps that must occur to fully implement the site plan as shown. The current access will be utilized during construction and then closed as the western curb-cut is improved.
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 zoned C-5 (Limited Commercial) District. This district allows a wide variety of retail and restaurant uses. The subject property will not be altered in the use, a restaurant with drive-thru. The proposed site plan will allow for the demolition the current building and rebuilding of a new restaurant.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The surrounding area is developed with commercial uses to the east, west and north. The area to the south includes residential apartment uses. The redevelopment of the site will allow for cross access and shared driveway access with the abutting commercial properties to the east and west and will also result in the reduction of an existing curb-cut along 23rd Street. The key to accomplishing this cross access arrangement is the siting of the building sufficiently south of the dedicated cross access located along the front of the property.
Parking is provided on the west and south sides of the property. The proposed arrangement facilitates compatible relationships with the adjacent properties and facilitates recommended access management practices along W. 23rd Street.
A photometric plan was provided as part of the site plan review and complies with the city design standards.
(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 subject property is approximately 300’ deep and allows much flexibility in siting physical elements of the redevelopment project such as the parking lot, building and drive-thru lane. The applicant has been working with city staff to participate in a program that will enhance access management along 23rd Street. The site currently has a center curb cut for the existing restaurant. The proposed site plan shifts the curb cut to the west property line to be shared with the restaurant use to the west (Mongolian BBQ). New curb work and some off-site improvements have been identified as needed for this improvement. A second shared curb cut to the east is also shown as future. The eastern curb cut occurs complete off-site and is actually an existing cut providing access to the Party America property and associated tenants.
(d) That the site plan provides for the safe movement of pedestrians within the site;
Sidewalk is provided along W. 23rd Street. The majority of the off-street parking is provided on the western side of the site nearest the access to the building. The site accommodates pedestrian parking appropriately.
(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 benefit of the curb cut relocation to the west is the providing of a larger green space area along the W. 23rd Street frontage and consolidation of access point. A large portion of the rear and eastern side of the site is also provided in green space.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
Proposed trash storage areas are shown consistent 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.
There is a slight elevation change along the east property line from the north to the south. The eastern property (Party America) line includes a “retaining wall” off site. The abutting property generally slopes toward the street at the north property line.
The key consideration of this item is to assure that the building is sufficiently setback from the north property line to accommodate the grading on the east end that must occur to be efficient for cross access. The site plan includes some grading detail off-site. City Public Works Staff is completing the necessary review to assure that the site, as proposed, will accommodate the cross-access needs.
Additional steps to assure cross-access is the completion of cross access negotiations with the abutting property owners. This task has been identified by City staff and City Legal staff is preparing the necessary agreements for review by the property owners of record for off-site portions of the access.
Improvements to the west include revision of the curb line and re-striping the parking stalls. The proposed site plan does not show this improvement as it relates to the Mongolian BBQ site. The Long John Silver’s site plan needs to be modified or coordinated with an accurate drawing of the Mongolian BBQ property to facilitate the shared improvements as part of this development. The cost of the off-site improvements for Mongolian BBQ will be charged against the 23rd Street access management improvement project, but must be included on the site plan to document the work for KDOT reimbursement.
E. CONCLUSION
The proposed site plan represents an example of combined public and private partnerships that will facilitate access management improvements within the 23rd Street Corridor. Specifically identified staff tasks include:
1. Provision of additional legal descriptions for the off-site portions of the cross access to be dedicated as public access easements.
2. Preparation of access agreements to be executed by adjacent property owners
3. Recording and dedication of easements and agreements.
Physical improvements off-site are expected to be included in the applicant’s bid for contractor services, but will be reimbursed to the applicant through the KDOT grant. This will allow for construction as a package rather than a separate project in the future. Upon completion of the access driveway to the west the existing driveway will be removed and restored to green space. Staff will work with the applicant to provide specific construction documentation necessary to support the reimbursement. The request of the applicant is that sufficient engineering be provided to allow for the public improvements to progress.