SITE PLAN REVIEW
SP-12-71-03: A site plan for a proposed bank located at the northwest corner of 31st and Iowa Streets. Submitted by BG Consultants, Inc. for Peoples Bank, contract purchaser.
B. GENERAL INFORMATION
Current Zoning and Land Use: C-5 (Limited Commercial) District; undeveloped pad site
Surrounding Zoning and Land Use C-5 (Limited Commercial) District to the north; grocery store
PCD-2 (Planned Commercial Development) District to the east; restaurants
C-5 (Limited Commercial) District to the south; bank
C-4 (General Commercial) District to the west; Goodwill Industries
Site Summary:
Gross Area: 0.808 acre
Right-of-way: No new right-of-way dedicated for W. 31st Street and Iowa Street. 60’ exists for
31st Street. Iowa Street right-of-way varies from 50’ to 110’ (north to south).
The proposed site is Lot 2 of a proposed replat of Lot 1 of the ALDI Subdivision. Lot 2 is
currently undeveloped.
Staff Recommendation:
Planning Staff recommends approval of the site plan subject to the following conditions:
1. Record cross access easement agreement between Lots 1 and 2, ALDI Subdivision and reference book and page on site plan.
2. Site plan will not be released for issuance of permits by the Neighborhood Resources Department until the final plat has been recorded at the Register of Deeds office.
3. Execution of a Site Plan Performance Agreement.
4. Written permission from the owner of Lot 1, ALDI Subdivision for the parking lot improvements proposed north of Lot 2.
REVIEW COMMENTS FROM OTHER DEPARTMENTS/AGENCIES:
Public Works/Engineering:
Note: A copy of the Public Works-reviewed Peoples Bank Site Plan was provided to David Hamby on 1/14/04. In addition to those comments, Public Works provided the following:
1. Reflect all easements (existing and proposed), pavement types, public utilities and
dimensions. Revised
Stormwater Engineering:
1. Drainage study review comments: Drainage study meets the specified requirements and is approved. Noted
2. Planning document review comments: The site plan dated 12-23-03 meets the specified requirements. Noted
Neighborhood Resources: Install detectable warning at curb ramp locations (sidewalks, curb ramps at 31st Street). Noted
Municipal Utilities: Water service must be located along 31st Street. Contact the Utilities Department for the location.
Revised
Parks/Forestry:
1. Please add more landscape screening next to parked cars to buffer and screen
parking lot on both Iowa and 31st Streets. Revised
2. Please show street tree and landscape materials key with nomenclature. Show species selection for trees to
match plat. Shade tree stamp should be larger (minimum 30’). Revised
3. Where are street trees along Iowa? Noted
Fire Department: No comment.
Police Department: No comments received.
Sanitation Department: No comments received.
Traffic Engineering: No comment.
Westar Energy: No comments received.
Aquila, Inc: No comments received.
Southern Star Central Gas: No comments received.
Southwestern Bell: No comments received.
Sunflower Cablevision: No comments received.
Register of Deeds: No comments received.
Interim Postmaster: No comments received.
KDOT: No comments received.
Planning Department:
Section 20-1431
1. Submitted site plan must be prepared at a scale of one inch equals 30 feet or larger for sites of five or fewer acres. Noted
2. Submitted site plan must show boundaries and dimensions graphically, and contain a written legal description of the property; and identification of a known vertical & horizontal reference mark approved by the city engineer. Noted
3. Submitted site plan must show the present and proposed topography of the area by contour lines at an interval of not more than two feet. Noted
4. Submitted site plan must show the location of ground mounted transformers and air conditioning units and such units shall be screened if visible from the street. In any instance, the location of such units shall occur behind the front yard and side street yard setback lines as set forth in section 20-1436 of the zoning ordinance. Noted
5. Submitted site plan must indicate the number of stories, gross floor area, and entrances to all structures. Revised
6. Submitted site plan must list the type of surfacing and base course proposed for all parking, loading and walkway areas. Revised
7. Submitted site plan must show the location and size, and provide a landscape schedule for all perimeter and interior landscaping including grass, ground cover, trees and shrubs. The schedule must show that landscape materials will be no smaller or less dense than the following standards:
Ground cover: 2" pots on 6-8" centers, or
6" pots on 10-12" centers
Shrubs: 18-24", 2 gallon size (spreading evergreens –
5 gallon container size or Balled & Burlapped)
Ornamental trees: 1½” - 1 3/4" ca. (smaller ornamental trees are to be 5 - 6' in height)
Shade trees: 2” - 2½" ca.
Coniferous trees: 6' - 8', (Balled & Burlapped) Revised
8. Submitted site plan must show the proposed location, direction and amount of illumination of proposed
lighting. Provide information on screening proposed for the lighting and steps taken to prevent glare. Revised
9. Submitted site plan must show the designation of a trash storage site on each site plan or a note explaining
how refuse removal will be handled. The size of the trash storage receptacle and its location shall be approved
by the Public Works (Sanitation) Department prior to approval of the site plan. Noted
10. Where are front, rear and side setback lines and dimensions? Revised
11. Under “Usage and Parking Requirements,” revise number of provided spaces. Revised
12. Under “General Notes,” revise note #7. Photometric plan required for site plan approval. Light sources shall be
shielded to prevent point source glare from adjacent properties or streets. (Ord. 6598) Revised
13. Revise site plan to show reduction in lot size/lot lines for Lot 2, ALDI Subdivision. Revised
14. Indicate on revised site plan existing and/or proposed parking spaces/landscape islands in area that connects
Lot 1 with Lot 2. From submitted site plan it is difficult to ascertain what is proposed and what is existing.
Revised
C. STAFF REVIEW
The site plan has been submitted concurrent with a request for a replat of the ALDI Subdivision, a replat of Lot 9, Lawrence Auto Plaza Addition. The proposed two-lot commercial subdivision contains 3.061 acres and is located at the northwest corner of 31st and Iowa Streets. Lot 1 (2.253 acres) is occupied by an ALDI grocery store; Lot 2 (0.808 acre) is proposed for development as a banking facility owned and operated by Peoples Bank. Both Lot 1 and Lot 2 are zoned C-5 (Limited Commercial) District, which allows a banking facility as a permitted use.
A substantial amount of right-of-way, extending approximately 55’ from curb to property line fronts Lot 2 along Iowa Street. Because no direct access to either lot is provided from Iowa Street, access to both lots is provided off of 31st Street through a shared access easement. With creation of a second lot, an additional cross access easement was added to the ALDI Subdivision final plat to provide access to Lot 2.
The majority of the physical layout of Lot 2 will be occupied by a banking structure, covered drive-up windows, ATM machine pad, landscaping islands, and parking lot and driveways. The proposed height of the bank and covered drive-up windows is approximately 20 feet. Proposed hours of operation for the banking facility are regular business hours with the ATM facility operating 24 hours.
The site plan also includes construction of new parking lot islands on the ALDI property to the north to accommodate the new drive aisles planned to integrate the existing development with the proposed bank improvements.
Planning Commission Actions
At its January 28, 2004 meeting, the Lawrence-Douglas County Metropolitan Planning Commission voted unanimously to approve the Final Plat of the ALDI Subdivision and forward it to the City Commission for acceptance of easements, subject to the conditions. The site plan cannot be released for issuance of building permits until the final plat is recorded at the Register of Deeds office.
D. Findings
Per Section 20-1432, Staff shall first find that the following conditions have been met:
(1) That the proposed use is a permitted use in the district in which the property is located;
Lot 2, ALDI Subdivision is zoned C-5 (Limited Commercial) District, which allows a banking facility as a permitted use.
(2) That the proposed arrangements of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed site plan for this property will not detrimentally affect the surrounding properties.
Building: The proposed banking facility is approximately 4,120 sq. ft.
Off-street parking: Section 20-1212 requires one parking space for each 200 sq. ft. of floor area. Section 20-1205 requires one accessible parking space for parking lots with 1-25 parking spaces. Based on the building’s usable square footage, 18 off-street parking spaces are required and have been provided. In addition, two handicap spaces have also been provided.
Access: Because no direct access to either lot is provided from Iowa Street (US 59), access to both lots is provided off of 31st Street through a shared access easement.
Outdoor lighting: A photometric plan has been submitted with the site plan. The plan meets all conditions of Section 20-14A02.
Landscaping: The submitted site plan meets the landscaping requirements as identified in Section 20-1214.
Drainage: The submitted site plan’s drainage study meets the specified requirements and was approved by the City’s stormwater engineer.
(3) 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;
As identified, because no direct access is provided to either Lot
1 or Lot 2 of the ALDI subdivision from Iowa Street, access to both lots is
provided off of 31st Street through a shared access easement. With
creation of a second lot, an additional cross access easement was created to
provide access to and from Lot 2 through Lot 1.
(4) That the site plan provides for the safe movements of pedestrians within the site;
Based on the layout, the proposed site plan provides for the safe movements of pedestrians within the site.
(5) 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 access ways shall be landscaped with a mixture of grass, trees and shrubs;
As identified, the submitted site plan meets the landscaping requirements in Section 20- 1214. The City Parks and Recreation’s landscape supervisor recommended that additional vegetation be added to the 31st Street side of the proposed site plan to allow for additional screening.
(6) That all outdoor trash areas are screened;
As indicated on the site plan, the proposed trash enclosure will be screened.