PLANNING COMMISSION REPORT
Regular Agenda – Public Hearing Item
ITEM NO. 8: USE PERMITED UPON REVIEW FOR LAWRENCE PUMP STATION #1; 301 NORTH STREET (LAP)
UPR-10-09-05: Use Permitted upon Review request for Lawrence Pump Station #1, located at 301 North Street. This project proposes the construction of a new pump station as recommended in the 2003 Wastewater Master Plan. Submitted by Bartlett and West Engineers, Inc. for City of Lawrence, property owner of record.
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Reason for Request: |
To construct Lawrence Pump Station #1. |
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GENERAL INFORMATION
Current Zoning and Land Use: C-4 (General Commercial) District; undeveloped property.
Surrounding Zoning and Land Use: C-4 (General Commercial) District to the north, south, and west; commercial and single-family uses.
RS-2 (Single-family Residential) District to the east; Riverside Mobile Home Park.
Site Summary
Lot Size: 1.612 acres (70,206 s.f.)
Building Footprint: 192 s.f.
Impervious Area: 0.088 acres (3,851 s.f.)
Pervious Area: 1.524 acres (66,355 s.f.)
I. ZONING AND LAND USES OF SURROUNDING PROPERTIES
Staff Finding - The properties to the north, south, and west are zoned C-4 District, while the property to the east is zoned RS-2 District. Land uses surrounding the subject property include single-family, light industrial and commercial uses.
Staff Finding - The subject property is located in North Lawrence, east of N. 3rd Street and south of North Street. The area is characterized by a mix of residential, light industrial and commercial uses.
III. SUITABILITY OF SUBJECT PROPERTY FOR THE USES TO WHICH IT HAS BEEN RESTRICTED
Staff Finding – A Use Permitted upon Review does not change a property’s underlying zoning. The proposed use of a sanitary sewer pump station is permitted within the C-4 District with an approved UPR application. As the site is located in a mixed-use area of commercial, light industrial and residential uses in North Lawrence, the site is suitable for a pump station. However, the northwest corner of the site should be screened with shrubbery or a similar type of vegetation to serve as a visual buffer from the adjacent roadways and properties.
IV. LENGTH OF TIME SUBJECT PROPERTY HAS REMAINED VACANT AS ZONED
Staff Finding – The property is currently undeveloped and includes a concrete storm channel, as the Maple Grove Drainage Tributary runs through the property. The property has been zoned C-4 since the adoption of the Zoning Ordinance in 1966.
V. EXTENT TO WHICH REMOVAL OF RESTRICTIONS WILL DETRIMENTALLY AFFECT NEARBY PROPERTY
Staff Finding - As previously noted, the proposed UPR would not alter the base zoning district of C-4. Six new trees are proposed for planting with the project in order to provide some buffering from the pump station. However, as residences surround the property in three directions, additional landscaping should be included to serve as a vegetative buffer. This landscaping should be added at the northwestern corner of the site plan per approval of the City’s landscape supervisor as a condition of UPR approval. It is important to note that the existing tree shown on the plan has since been removed. Thus, the note stating “existing tree to remain” should be removed from the plan. One new light pole is proposed for installation to the north of the access drive. A photometric plan will need to be submitted and approved by the Planning Department as a condition of UPR approval. Additionally, a note should be included on the plan, stating “all site lighting will be shielded to prevent off-site glare”.
An existing chain link fence will remain intact with the project in order to provide security for the station. Security gates will be added at the entry of the access drive.
VI. RELATIVE GAIN TO THE PUBLIC HEALTH, SAFETY AND WELFARE BY THE DESTRUCTION OF THE VALUE OF THE PETITIONER’S PROPERTY AS COMPARED TO THE HARDSHIP IMPOSED UPON THE INDIVIDUAL LANDOWNERS
Staff Finding – The gain to the public is an improved sanitary sewer system for a portion of North Lawrence. However, a balance must be maintained in providing public utilities while not causing a disruption to the surrounding properties. Therefore, additional landscaping and off-site glare prevention should be included with the project in order to minimize potential negative impacts to nearby residents and property owners.
VII. CONFORMANCE WITH THE COMPREHENSIVE PLAN
CHAPTER TEN – COMMUNITY FACILITIES
“The nature of public and semi-public uses and the fact that they are permitted in residential areas makes it difficult to identify all appropriate sites. The plan therefore considers areas shown for the various residential categories as appropriate for many public and semi-public uses, provided access and buffering are considered in their location." (page 10-1)
STRATEGIES: UTILITIES
· “Plans should emphasize utility improvements and extensions that provide the highest level of service within existing service areas, particularly public water and wastewater treatment and collection.”
· “The visual appearance of utility improvements will be addressed to ensure compatibility with existing and planned land use areas.” (page 10-10)
COMMUNITY FACILITIES GOALS AND POLICIES
GOAL 1: Provide Facilities and Services to Meet the Needs of the Community (page 10-15)
Policy 1.1: Maintain Existing Facilities
GOAL 2: Criteria for the Location of Community Facilities (page 10-16)
Policy 2.4: Utilize Locational Criteria for Utility Structures
Staff Finding – Horizon 2020 does not directly address UPR applications. However, the subject application is consistent with the plan’s goals and policies related to site buffering and adaptive reuse of existing facilities. An existing pump station at the northern edge of the site will be decommissioned with the installation of the new pump station.
STAFF REVIEW
The subject undeveloped property is located east of N. 3rd Street and south of North Street. The UPR application includes the construction of a sanitary sewer pump station and will include the following site improvements: addition of landscaping and trees, addition of a keystone retaining wall, decommissioning of pump station #1 at the northern edge of the lot in the North Street
r-o-w, installation of a light pole, and addition of an asphalt drive and concrete pad for the pump station.
2003 Wastewater Master Plan
Pump Station #1 is addressed in the 2003 Wastewater Master Plan in the Pump Station and Force Main Improvement Summary (Table IV-2, page 1-4). While the summary indicates expansion and/or replacement of the pump in the planning year 2025, the project was included with 2004 Capital Improvement Plan in order to improve system reliability and to expand service capacity.
Floodplain Overlay District
A portion of the subject lot is located within the 100-year floodplain and Floodplain Overlay District, with the pump station and associated improvements proposed for location entirely within the Floodplain Overlay District. Therefore, as a condition of UPR approval, a Floodplain Development Permit will need to be applied for and approved by the Planning Department.
As the subject UPR will provide an improved sanitary sewer system for a portion of North Lawrence, it will be permitted for an indefinite time-frame. It is important to note that UPRs are subject to review at anytime through the provision of Section 20-1613 of the Zoning Ordinance, which establishes the criteria and process for amendment, suspension or revocation of approved UPRs.