September 27, 2005

A. SUMMARY

SP-05-42-05: 201-209 W. 8^th Street, a site plan for site improvements to 201-209 W. 8^th Street. Submitted by Paul Werner Architects for Thomas Fritzel, property owner of record.

B. GENERAL INFORMATION

Current Zoning and Land Use:	C-3 (Central Commercial) District; mixed use building.
Surrounding Zoning and Land Use:	C-3 (Central Commercial) District to the north, south, and east; Senior Center to the south, with commercial uses to the north and east. RO-1 (Residence-Office) District to the west; office use.
Site Summary:
Gross Area:	.134 acre (5,850 square feet)
Building Coverage:	5,182 square feet
Off-Street Parking Required:	N/A

Staff Recommendation: Staff recommends approval of SP-05-42-05, site improvements to 201-209 W. 8^th Street, subject to the following conditions: Execution of a Site Plan Performance Agreement. Execution of an Agreement Not to Protest the Formation of a Benefit District for street improvements to W. 8^th and Vermont Streets. Submittal of public improvement plans to the Public Works Department for sidewalk, streetlight, and curbline improvements. Revision of the site plan to include the following: a. The addition of a pedestrian-scaled streetlight within the bulbout. The existing light pole along Vermont Street may be utilized at the corner of the bulbout if it is a pedestrian-scaled light that is in good condition. b. The relocation of either the second tree or lightpole along W. 8^th Street as counted from the corner of W. 8^th and Vermont Streets, so that the tree and lightpole are approximately 10 feet apart. c. The notation of the building’s proposed uses. d. Revision of the dimensions for the on-street parking spaces to reflect city parking standards. Each grouping of two 18-foot parking spaces should include a 4-foot space between parking sets. e. Notation of Historic Resources Commission case no. DR-03-20-05.

201-209 W. 8^th Street, 2003 Aerial

C. STAFF REVIEW

The subject property, which is zoned C-3 (Central Commercial) District, is located west of Vermont Street and south of W. 8^th Street. The existing building includes a commercial use (Suite A), with unoccupied spaces in Suites B and C. As one of the findings of fact for site plan approvals is that the proposed use is permitted within the associated zoning district, the applicant is required to state the proposed uses as a condition of approval.

Since the estimated construction cost of the development exceeds 10% of the most recent appraised fair market value of the existing property, the proposed site work is considered a significant alteration to existing development. Projects that are considered significant alterations are required to improve the site to city standards, which includes compliance with the Downtown Design Guidelines and the Downtown Urban Design Concept Plan.

Historic Resources Commission

The subject building is a contributing structure to Lawrence’s Downtown Historic District and is listed on the National Register of Historic Places. Therefore, on September 15, 2005, the project was administratively approved by the city’s Historic Resources Administrator, with the following conditions:

1. The reconfiguration and construction of the new sidewalk to include the addition of a bulbout with two accessible ramps and a pedestrian-scaled streetlight.

2. Complete construction documents to be approved by the Historic Resources Administrator.

3. Any changes to the approved project will be submitted to the Historic Resources Commission prior to the commencement of any related work.

4. The property owner will allow staff access to the property to photo document the project.

5. This recommendation is given with the understanding that the City Commission must approve the associated site plan. Approval of this request by staff or the HRC does not guarantee the City Commission will approve the associated site plan.

D. Findings

Per Section 19A-5, 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-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 applicant has indicated that undetermined uses are proposed for Suites B and C. As a condition of approval, the applicant must indicate the proposed uses on the face of the site plan.

(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping, and drainage is compatible with adjacent land uses;

No off-street parking is required or proposed with this project, but several on-street parking spaces abut the site along 8^th and Vermont Streets. As the existing site does not include trees or landscaping, six trees are proposed to be added to the site – four along W. 8^th Street, and two along Vermont Street. The trees are proposed to be planted within a new grassy area, which will be equipped with a sprinkler system.

The applicant is proposing to add four pedestrian-scaled streetlights to the site – three along W. 8^th Street and one along Vermont Street. As a condition of approval, a pedestrian-scaled streetlight should also be included within the bulbout. If the existing streetlight along Vermont Street is a pedestrian-scaled light that is in good condition, it can be utilized within the bulbout. If the existing light does not meet the above-mentioned criteria, it should be removed, and a new pedestrian-scaled streetlight should be installed within the bulbout.

(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;

West 8^th Street is considered a local street, while Vermont Street is a collector street. The site plan currently notes 21-foot parking spaces as typical along both W. 8^th and Vermont Streets. However, city parking standards require 18-foot parking spaces in tandem, with 4-foot spaces between each set of spaces. As a condition of approval, the site plan should be revised to reflect this parking space layout.

(d) That the site plan provides for the safe movement of pedestrians within the site;

New sidewalks with ADA accessible entryways are proposed along W. 8^th and Vermont Streets. Because of the change in grade from the existing sidewalk to Suite C’s entryway, the sidewalk is proposed for reconstruction to match the grade of the entryway. ADA accessibility for Suites B and C will be provided via the entryway for Suite C, while Suite A’s accessible entryway is located along the east side of the building. New sidewalk ramps are proposed for installation off the alley along W. 8^th Street, at the corner of 8^th and Vermont Streets, and off the alley along Vermont Street.

As an additional pedestrian enhancement, a bulbout will be constructed at the corner of W. 8^th and Vermont Streets. The bulbout, coupled with two accessible ramps and a pedestrian-scaled streetlight, will create conformance with the Downtown Design Guidelines and consistency with past projects of similar scope in the downtown area. Additionally, a bulbout at W. 8^th and Vermont Street will allow pedestrians to safely cross either street within a shorter distance than is currently provided, reduce the amount of time pedestrians are exposed to traffic, calm traffic, and improve visibility for pedestrians and motorists.

(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;

As the existing site does not include trees or landscaping, six trees are proposed to be added to the site – four along W. 8^th Street, and two along Vermont Street. The trees are proposed to be planted within a new grassy area. The applicant is proposing to equip the grassy area with a sprinkler system to ensure adequate irrigation for the landscaped areas. As a condition of approval, either the second tree or lightpole along W. 8^th Street as counted from the corner of W. 8^th and Vermont Streets should be relocated, so that the tree and lightpole are approximately 10 feet apart.

(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;

The site will continue to receive sanitation service via an existing dumpster off the alleyway.

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 infrastructure improvements and physical alterations that have previously been made to this property. The plan proposes additional sidewalk and streetscape improvements that will benefit the downtown area.

E. CONCLUSION

The proposed request is consistent with the Downtown Design Guidelines, as well as the zoning district and the setback requirements. Therefore, staff recommends approval of site plan SP-05-42-05, site improvements to 201-209 W. 8^th Street, subject to the following conditions:

Execution of a Site Plan Performance Agreement.
Execution of an Agreement Not to Protest the Formation of a Benefit District for street improvements to W. 8^th and Vermont Streets.
Submittal of public improvement plans to the Public Works Department for sidewalk, streetlight, and curbline improvements.
Revision of the site plan to include the following:

a. The addition of a pedestrian-scaled streetlight within the bulbout. The existing light pole along Vermont Street may be utilized at the corner of the bulbout if it is a pedestrian-scaled light that is in good condition.

b. The relocation of either the second tree or lightpole along W. 8^th Street as counted from the corner of W. 8^th and Vermont Streets, so that the tree and lightpole are approximately 10 feet apart.

c. The notation of the building’s proposed uses.

d. Revision of the dimensions for the on-street parking spaces to reflect city parking standards. Each grouping of two 18-foot parking spaces should include a 4-foot space between parking sets.

e. Notation of Historic Resources Commission case no. DR-03-20-05.