SITE PLAN REVIEW

January 13, 2004

 

A.                 SUMMARY

 

SP-11-69-03: A site plan to convert an existing three-story apartment house into a 12 bedroom/12 occupant boarding house. The property is located at 1334 Ohio Street and is legally described as:  Lot 226 on Ohio Street in the Original Townsite of the City of Lawrence.  Submitted by Lance J. Adams with Paul Werner Architects, LLC for D & D Rentals, property owners of record.

 

B.        GENERAL INFORMATION

 

The applicant is proposing to convert an existing three story residential structure which was previously used for apartments into a 12 bedroom/12 occupant boarding house.

 

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 project shall adhere to the conditions of the Historic Resources Commission.

3.      Provision of the following note to appear on the face of the site plan:

If requested by a tenant, the applicant will approach the Traffic Safety Committee to allow for the potential placement of an ADA parking space on Ohio Street.

 

 

1334 Ohio Street, undergoing substantial rehabilitation

 

C.        STAFF REVIEW

 

The applicant is requesting a site plan approval to change the allowed use to a twelve-bedroom/twelve-occupant boarding house at 1334 Ohio Street.

 

The existing structure is a large three-story house. Previously the building was configured as 7 apartments (6-two bedrooms and 1-three bedroom = 15 bedrooms total). The applicant has started a substantial rehabilitation of the property with the removal of the interior of the structure back to studs.

 

The property is zoned RD (Residence-Dormitory) District and is surrounding by RD zoning and several other multiple-family uses. A boarding house is permitted in the RD (Residence-Dormitory) District subject to an approved site plan.

 

Per Section 20-2002.5 definition of family, a single-family house in an RD District is allowed to have a maximum of four (4) persons unrelated by blood or marriage, living together as a single dwelling unit. An approved boarding house in an RD District is allowed to have more than four (4) unrelated persons with not more than twelve sleeping rooms, nor sleeping space for more than twenty-four persons, with the maximum number of bedrooms/occupants specified on the approved site plan.

 

Section 20-2002.1(9) defines Boarding House, as: “A dwelling or part thereof where meals and/or lodging are provided for compensation for one or more persons not transient guests and where there are not more than twelve (12) sleeping rooms, nor sleeping space for more than twenty-four (24) people.”

 

Lawrence is a University City and as such, houses a large number of students that require affordable housing alternatives. Boarding houses assist with affordable housing and are allowed in the RO-1 (Residence-Office), RM (Multiple-family) and RD (Residential Dormitory) Districts subject to site plan approval.

 

BOARD OF ZONING APPEALS REVIEW

 

On December 4, 2003, the Lawrence Board of Zoning Appeals approved a variance request (B-11-32-03) to reduce the required parking spaces to a minimum of five parking spaces for a 12 bedroom/12 occupant boarding house subject to the following conditions:

 

1.      The project will obtain the required site plan approval from the City Commission.

2.      The project will abide by the conditions of the Lawrence Historic Resources Commission.

3.      The building will be situated as shown on the site plan dated November 25, 2003.

 

HISTORIC RESOURCES COMMISSION REVIEW

 

The property is in the environs of the John Palmer and Margaret Usher House (1425 Tennessee), National Register of Historic Places. The applicant submitted a design review (DR-11-84-03) that was reviewed before the Lawrence Historic Resources Commission (HRC) on December 18, 2003.

 

The HRC approved the request based upon a determination that the proposed construction “would not encroach upon, damage or destroy any historic property or the environs” with the following conditions:

 

  1. Complete construction documents with window specifications and material notations. 
  2. If egress requirements necessitate changes in the window specifications, staff will review and approve modifications. Appropriate landscaping will be installed to minimize the visual impact of the ramp and deck on the South and SE corner of the structure.
  3. The front porch will be repaired where possible and replaced, if necessary, using in-kind materials.

 

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 property is within an RD (Residence-Dormitory) District, a district whose purpose is to provide areas for high population density, and is intended to permit the development of land for multiple-family dwellings and dormitory-type residence halls in properly planned and centrally located areas. Boarding houses are permitted in the RD (Residence-Dormitory) District subject to an approved site plan.

 

 That the proposed arrangements 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 will be compatible with adjacent land use.

 

Building: Existing three-story residence to be used as a twelve-bedroom/twelve-occupants boarding house.

 

Off-street parking: Parking Group 2E, 1.5 parking spaces for each 2 lawful occupants of a rooming/boarding house. A twelve-bedroom/twelve occupant boarding house would require 9 parking spaces. A variance for the number of parking spaces was obtained from the Board of Zoning Appeals on December 4, 2003. The applicant will provide a minimum of 5 on-site parking spaces as approved by the Board of Zoning Appeals.

 

Access: Existing roadways, Ohio Street and alley way

 

Outdoor lighting: Porch lights.

 

Landscaping: Existing grass lawn, street trees.

 

Drainage: Drainage study is not required as site is less than ½ acre. No change to existing grades is proposed.

 

(b)             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 project is an existing residence within an existing developed neighborhood. The existing vehicular ingress and egress to and from the site and circulation within the site will provide for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well.

 

(c)             That the site plan provides for the safe movements of pedestrians within the site;

 

There is an existing sidewalk that provides pedestrian access across the front of the property. The site plan provides for the safe movements of pedestrians within the site.

 

The project will be constructing a new ADA accessible ramp along the southern side of the residence which will provide access to the main level of the house (kitchen, bathroom, bedroom, and living area). Due to the steep grade of the property as it drops towards the alley and a retaining wall, there is not an accessible ADA pathway from the rear parking area to the residence, nor is an accessible pathway from the parking lot feasible, therefore, per ADA guidelines there will not be a requirement for an ADA Handicap parking stall within the rear parking lot. A condition is being required that if requested by a tenant, the applicant will approach the Traffic Safety Committee to allow for the potential placement of an ADA parking space on Ohio Street.

 

(d)             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;

 

There will be a sufficient mixture of existing grass, trees, and shrubs within the interior and perimeter of the site so the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. The Historic Resources Commission has a condition requiring additional landscaping to minimize the visual impact of the ramp and deck on the South and SE corner of the structure.

 

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

 

The site plan shows the trash collection to be curb side near the alley. The trash receptacle area is screened by an adjacent 6’ wood fence.

 

(f)              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 shows the existing improvements (buried gas and water lines along Ohio Street, sanitary sewer lines within the alley way, and electric lines). The project takes into consideration the existing 3 story residence, and will convert it from an apartment use into a boarding house.

 

Review Comments from Other Departments/Agencies on site plan SP-11-69-03:

 

Public Works/Engineering:

1.       Parking surface material must comply with city standard (i.e. – 5” full depth asphalt). (Revised)

2.       Reflect all existing utilities and right-of-ways. (Revised)

3.       Reflect existing waterline in front of property and sanitary sewer line in alley. (Revised)

4.       Depict width of alley and right-of-way of Ohio Street. (Revised)

5.       Show dimensions on parking stalls (9’ x 18’). (Revised)

6.       Need curb and gutter around parking lot. (Revised)

7.       Believe project may require ADA ramp accessibility. (Revised)

8.       Please correct spelling of Planimetric. (Revised)

9.       Need to show height of retaining wall. (Revised)

 

Stormwater Engineering:

1.       A drainage study will not be required for this project because the property is less than ½ acre. (Notified)

 

Neighborhood Resources:

1.       Provide details of new retaining wall. (Revised)

 

Municipal Utilities: No comment.

 

Parks/Forestry:    No comment.

 

Fire Department: Ok.

 

Police Department:          No comment received.

 

Sanitation Department: No comment received.

 

Traffic Engineering:         

1.       Is ADA parking required? (Notified)

 

Westar Energy: No comment.

 

Aquila, Inc: No comment received.

 

Southern Star Central Gas: No comment received.

 

Southwestern Bell:

1.       Any moving of current facilities will be at owner expense. (Notified)

 

Sunflower Cablevision:      No comment received.

 

Planning Department:

1.       Per Section 20-1433, approved site plans will have a condition requiring an execution of a signed site plan agreement by the owner of the property. (Condition)

2.       The Lawrence Board of Zoning Appeals at their meeting on Thursday, December 4, 2003, voted 4-2, to approve the request for a reduction in the minimum number of parking spaces from 9 to 5 for a proposed boarding house with a maximum occupancy of 12 persons/12 Bedrooms. This variance was approved subject to the following conditions:

a.       The project will obtain the required site plan approval from the City Commission.

b.       The project will abide by the conditions of the Lawrence Historic Resources Commission.

c.       The building will be situated as shown on the site plan dated November 25, 2003. (Notified)

3.      The project involves a major rehabilitation/conversion of the existing structure, removal and replacement of rear addition. It appears ADA parking and building accessibility will likely be required due to the extent of the renovation/ rehabilitation. Staff is further reviewing ADA requirements for required handicap parking and building accessibility. (Revised – ADA accessible ramp provided from front of property into main level of structure “kitchen, bedroom, bathroom, living area”, as accessible pathway from alley parking lot to residence is not feasible – no handicap parking is required on alleyway. A condition is being required that if requested by a tenant, the applicant will approach the Traffic Safety Committee to allow for the placement of an ADA parking space on Ohio Street.)

4.      Both the maximum number of bedrooms and maximum number of occupants will need to be noted on the site plan. (Revised)

5.      Pleased be advised that modifications to the site plan may require some additional review/approval of the Board of Zoning Appeals and/or the Historic Resources Commission. (Notified)