SITE PLAN REVIEW
SP-11-94-05: A site plan for an addition to the existing Central Jr. High School located at 1400 Massachusetts. Submitted by Landplan Engineering for USD 497, property owner of record.
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Current Zoning and Land Use: |
RM-3 (Multiple-Family Residential) & RM-1 (Multiple-Family Residential) Districts; Central Jr. High School.
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Surrounding Zoning and Land Use: |
RS-2 (Single-Family Residential) and RM-3 (Multiple-Family Residential) Districts to the north; existing residential uses.
RM-3 (Multiple-Family Residential) District to the west, existing commercial and residential uses.
RS-2 (Single-Family Residential) District to the east and south, existing residential uses and community theatre building. |
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Gross Area: |
316,669 sq. ft. / 7.72 acres |
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Existing Buildings |
114,860 Gross Square Foot, 2-story Jr. High School (59,849 S.F. Footprint) |
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New Addition |
15,627 Gross Square Foot, 2-story Addition (9,013 S.F. Footprint) |
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Off-Street Parking Required:
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1 parking space per each 1.5 employees 83 employees/1.5 = 56 parking spaces
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Off-Street Parking Provided: |
82 parking spaces provided, including 4 accessible spaces
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Staff Recommendation: Planning staff recommends approval of the site plan. |
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As part of the recently approved school bond, USD 497 will be constructing 15,627 square feet of building addition to the Central Jr. High School building located at 1400 Massachusetts Street.
This site plan has been before the Historic Resources Commission and the Board of Zoning Appeals.
On December 2, 2005, the Board of Zoning Appeals (BZA) approved the following variances for Central Junior High School:
1. From Section 20-1209(a) Location of parking area - reduction of setback. Variances were granted for a 0’ setback for the existing 15th Street parking area and for a 13’ setback for the proposed 14th Street parking area to the west of the tennis courts. A 3’ setback was granted rather than the requested 1’ setback for the proposed 14th Street parking area near Massachusetts Street.
2. From Section 20-1215: Parking, markings and barriers – curb and gutter. The requested variance from the requirement to provide curb and gutter for the existing 15th Street parking area was granted.
3. From Section 10-14A04.6(b): Planting requirements in parking and vehicular use areas. The requested variance from the landscaping requirements for the existing 15th Street parking area was granted.
On October 10, 2005, the Historic Resources Commission considered and recommended approval of the project subject to conditions which have been met, including a review by the Architectural Review Committee (ARC). On February 9, 2006, the ARC reviewed and recommended approval of the project.
Conditions of the HRC were:
1. The applicant provide complete construction documents, with material notations to be reviewed and approved by the Architectural Review Committee prior to the release of a building permit;
2. The applicant work with the Architectural Review Committee to incorporate architectural detailing on the west and north façade of the addition;
3. The applicant provide sufficient vegetative screening of the parking lots and the addition to minimize the impact on the environs of the listed property. The proposed screening shall be submitted to and approved by the Historic Resources Administrator prior to the release of a building permit;
4. The applicant sufficiently complete the site plan process pursuant to Chapter 20, Article 14 of the Code of the City of Lawrence, if required by the Director of Planning, as well as obtain any necessary variances from the Board of Zoning Appeals;
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; and
6. Any changes to the approved project will be submitted to the Historic Resources Commission prior to the commencement of any related work.
In response to Staff, HRC and BZA review; the applicant has made appropriate revisions to the site plan. A signed site plan performance agreement per Section 20-1433 has been provided for this project.
Findings
Per Section 20-1432, staff has found that the following conditions (a-g) have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The RM-1 and RM-3 (Multiple-Family Residential) Districts allow for a school use subject to an approved site plan. The property was platted in 1913. The existing building and most of the facilities predate the period when public schools site planned property in accordance with current regulations. Recent site plan approvals for this property include: 2001 [SP-08-48-01] construction of new softball field, football field, and partial track; and 2002 [SP-05-30-02] addition of a portable classroom (trailer). The portable classroom will be removed and converted to parking spaces as part of this site plan for the new building addition.
(b) That the proposed arrangement 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 improvements and drainage will be compatible with the adjacent land uses.
(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 existing vehicular ingress and egress to and from the site and circulation within the site generally provides for safe, efficient and convenient movement of vehicles parking at the school. Dropping off and picking up of students right before and right after the school day is always a challenge, especially for an existing facility within a developed neighborhood. The proposed arrangement of the two parking lots from 14th Street does not allow for the flow of vehicles through the parking lot. The school administration will need to provide information to the Central Jr. High School parents on how they would like to see students dropped off and picked up, once the new addition is completed.
(d) That the site plan provides for the safe movement of pedestrians within the site;
There are existing sidewalks along 14th Street, Massachusetts Street, and 15th Street. There is no sidewalk along Connecticut Street. General Note No. 14 states, “A sidewalk will be provided for Connecticut Street with future improvements.” The site plan does not proposed any improvements to the existing sidewalks at this time.
(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;
General Note No. 15 states that Street Trees will be added with future improvements. There will be a sufficient mixture of native grass, trees, and shrubs on the site plan so the development will be in harmony with adjacent land uses and provide a pleasing appearance to the public.
(f) That all outdoor trash storage areas are screened.
The outdoor trash storage area is located within the south parking lot off of E. 15th Street.
(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 school and site facilities.