SITE PLAN REVIEW
October 21, 2003
A. SUMMARY
SP-09-58-03: A site plan for Wilcox/Hunter Boarding House, a ten bedroom residential structure to be moved from 1309 Ohio Street to 1033 Kentucky Street. The property is zoned RO-1 (Residence-Office) District. The renovation project is submitted by UKSHA (University of Kansas Student Housing Association) for James and Nancy Dunn, property owners of record.
B. GENERAL INFORMATION
Current Zoning and Land Use: RO-1 (Residence-Office) District, Vacant.
Surrounding Zoning and Land Use: North: RO-1 (Residence-Office) District, Single-
Family House.
East: RO-1 (Residence-Office) District, Multiple-Family House and Church Property.
South: RO-1 (Residence-Office) District, Single- Family House.
West: RD (Residence-Dormitory) District, Multiple-Family House.
Site Summary:
1 Vacant Lot – 1033 Kentucky Street.
Site Area: 5,850 Square Feet
Building footprint: 1,695 Square Feet
Impervious Pavement: 1,513 Square Feet
Total Site Coverage: 3,208 Square Feet
Total Pervious Surface: 2,642 Square Feet
Applicant’s Description of Proposed Project
“This project proposes to move the house currently located at 1309 Ohio to an empty lot at 1033 Kentucky. It will be completely renovated, including the construction of a full basement, and used as a student co-op house.
The University of Kansas Student Housing Association (USKSHA) is a non-profit organization which operates housing co-ops in Lawrence for university students. UKSHA plans to purchase the house at 1309 Ohio from the KU Endowment Association and purchase the currently empty lot at 1033 Kentucky from James Dunn. A foundation will be poured and then the house will be moved into its new location. Exterior repairs will be made maintaining the existing style and construction, and the interior will be renovated.
The house which is now located at 1309 Ohio was constructed in 1891 in the Queen Anne Style. Its size and appearance are similar to the houses currently located in the 1000 block of Kentucky. It is currently divided into a first floor apartment and a second/third floor apartment, and will be converted back to its original arrangement as a single unit.
The renovated house will include four bedrooms in the basement; one bedroom, a kitchen, and common space on the first floor; five bedrooms on the second floor; and storage on the third floor. There will be a bathroom on each floor from the basement thru the second floor.”
C. STAFF REVIEW
The applicant is requesting to relocate an existing house at 1309 Ohio Street to 1033 Kentucky Street. The structure is a large two-story plus attic house that will provide an infill development that is of a compatible time period for the area that it is proposed to be relocated.
The eastern half of the 1000 Kentucky/Tennessee Block is zoned RO-1 (Residence-Office) District. The western half of the block is zoned RD (Residential Dormitory) District. There is a north-south alley way that divides the block. The vast majority of the structures on this block are multiple-family homes. The proposed ten bedroom boarding house, to be owned and managed by the University of Kansas Student Housing Association, would be compatible with the current uses and zoning on this block.
BOARD OF ZONING APPEALS (B-08-24-03)
On September 4, 2003, the Lawrence Board of Zoning Appeals approved a variance to reduce the minimum required lot size from 6,000 square feet to 5,850 square feet.
On October 9, 2003, the Lawrence Board of Zoning Appeals approved a variance for the number of parking spaces to be reduced from the required 8 parking spaces to 5 parking spaces, subject to the following conditions:
1. The variance is good for as long as the University of Kansas Student Housing Association owns the property and the use remains a boarding house containing ten (10) or fewer bedrooms.
2. The project will abide by the Lawrence Historic Resources Commission’s conditions of approval of September 18, 2003 (DR-08-64-03).
3. The project will obtain the required site plan approval from the City Commission.
HISTORIC RESOURCES COMMISSION (DR-08-64-03)
On September 18, 2003, the Lawrence Historic Resources Commission determined that the proposed project “would not encroach upon, damage or destroy any historic property or its environs”, with the following conditions:
1. The applicant provide revised design and construction drawings with material notations to be reviewed and approved by staff.
2. Applicant provide black and white photographic documentation of the house before relocation. (Staff will help with this at the applicant’s request.)
3. Applicant follows the decision of the Board of Zoning Appeals with regard to the requested parking variance.
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 RO-1 (Residence-Office) District, a district that permits residential multiple-family dwellings including a boarding house, subject to an approved site plan.
(b) 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: Relocation of existing two-story plus attic house originally built in 1891.
Off-street parking: Variance approved by Lawrence Board of Zoning Appeals to reduce the required number of parking spaces from 8 (1.5 parking spaces per 2 occupants) to 5 parking spaces (3 regular parking spaces, 1 ADA parking space, 1 motorcycle parking space).
Access: Infill project, existing roadways, Kentucky Street and alley way.
Outdoor lighting: Porch lights.
Landscaping: Grass lawn
Drainage: Not required as site is less than ½ acre.
(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 project is an infill development 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.
(d) That the site plan provides for the safe movements of pedestrians within the site;
A condition is being required for a handicap ramp from the parking lot to the parking lot sidewalk and a handicap ramp into the back of the house. The site plan will provide for the safe movements 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;
There is a sufficient mixture of grass, trees, and shrubs with 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. In moving the house, trees will need to be pruned, and it will likely require the removal of the locust tree within the right-of-way along Kentucky Street. The Parks Department has requested a condition for the applicant to compensate the City for trees required to be removed as part of the relocation of the house. This would include payment of City employee’s time for required pruning of trees along the route from 1309 Ohio Street to 1033 Kentucky Street, time for being available during the move, and compensation for any tree removed within the right-of-way.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
A note on the site plan indicates, “REFUSE. Refuse will be handled utilizing an existing dumpster through an agreement with an alley neighbor.” The sanitation department has stated that the area is serviced by rear loader dumpsters. They would like to see an agreeable space to place another dumpster. The applicant may be able to modify the proposed motorcycle parking space to allow for a dumpster next to the alley.
(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 improvements (buried gas, water, electric and cable lines along Kentucky Street and sanitary sewer lines within the alley way) that have been made to prepare the site for development.
Review Comments from Other Departments/Agencies on site plan SP-08-57-03:
Public Works/Engineering:
1. Sanitary Sewer manhole not reflected correctly. (Condition)
2. Sanitary Sewer service line cannot tie directly to manhole. (Condition)
3. Require curb and gutter between parking and sidewalk. Will then need sidewalk ramp for the handicap parking. (Condition)
4. Wheelchair ramp will need to be provided to house. (Condition)
Stormwater Engineering:
1. A drainage study will not be required for this project because the property is less than ½ acre. (Noted)
Neighborhood Resources: No comment received.
Municipal Utilities: No comment received.
Parks/Forestry:
1. This is a large 2 story plus attic building that will require sever pruning to 2 adjacent street trees (locust and oak) shown on plan as well as numerous trees on 12th street and Kentucky Streets in the moving process.
2. The trees in front of building are in excellent condition and this project would probably required removal of the locust. The city would need compensation for the value of the tree. Please call Jim Beebe for further details, 832-7979. (Condition)
Fire Department:
1. Site plan appears Ok; however a building plan is necessary for further review. (Noted)
2. An interior fire sprinkler system will likely be required. (Noted)
3. Contact this office for additional information. Mark Grinstead 832-3176. (Noted)
Police Department: Ok.
Sanitation Department:
1. The area is serviced by rear loader dumpsters, would like to see an agreeable space to place another dumpster. Any questions contact the Solid Waste Division at 32-3022. (Noted)
Traffic Engineering:
1. Ramp needed from handicapped parking space to sidewalk. (Condition)
2. Reverse handicapped parking space and open area for handicapped space. (Noted)
Westar Energy: No comment.
Aquila, Inc: No comment received.
Southern Star Central Gas: No comment received.
Southwestern Bell:
1. Any relocation of existing facilities to be at owner’s expense. (Noted)
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. Will need to meet requirements of the Board of Zoning Appeals on lot size and required number of parking spaces. (Noted)
3. Will need to meet requirements of the Historic Resources Commission. (Noted)
4. Will need to obtain a moving permit and a building permit from Neighborhood Resources. (Noted)