SITE PLAN REVIEW
SP-11-90-05: A site plan for an addition to the existing Lawrence High School located at 1901 Louisiana. Submitted by Landplan Engineering for USD 497, property owner of record.
|
Current Zoning and Land Use: |
RS-2 (Single-Family Residential) District; Lawrence High School.
|
|
Surrounding Zoning and Land Use: |
RS-2 (Single-Family Residential) District in all directions; existing residential uses. |
|
Gross Area: |
1,507,712 sq. ft. / 34.6 acres |
|
|
Existing Buildings |
224,627 Gross Square Feet |
|
|
New Addition |
238,415 Gross Square Feet, High School Addition |
|
|
|
|
|
|
Off-Street Parking Required:
|
1 parking space per each 500 Net Square Feet or 1 parking space per 1.5 employees, whichever is greater. 166,891 Net Square Feet/500 = 334 required parking spaces. 518 parking spaces provided, including 10 accessible van spaces.
|
|
|
Off-Street Parking Provided: |
518 parking spaces provided including 10 accessible van spaces
|
|
|
|
|
|
|
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. Provision of the following modifications to the site plan: a. Correct the site summary proposed calculations, so they correctly add up to the totals. b. Modify the variances ‘requested’ note boxes to variances ‘approved’. c. Provide a note that the existing 4’ wide sidewalk along W. 21st Street (local street) will be replaced with a 5’ wide sidewalk with future work. d. Provide a note that the existing 5’ wide sidewalk along Louisiana Street (collector street) will be replaced with a 6’ wide sidewalk with future work. e. Modify legal description to reference, to be platted as “Lawrence High School Addition.” 3. Recording of the Final Plat for Lawrence High School Addition at the Register of Deeds Office prior to the issuance of a building permit. |
|
||
As part of the recently approved school bond, USD 497 will be constructing the following additions to the Lawrence High School building located at 1901 Louisiana Street: 5,343 SF Science addition, 7,563 SF gymnasium expansion, 40’ x 80’ storage building, and a 31’ x 48’ green house (relocated on site).
On November 3, 2005, the Board of Zoning Appeals approved the following three variances for Lawrence High School:
1. From Section 21-1209(a) requiring a 25’ setback from the street right-of-way. Approved variance is for 0’ setback for the existing parking areas at the corner of Louisiana and W. 21st Streets and to the east of the tennis courts on W. 21st Street;
2. From Section 20-1215 requiring curbing of the perimeter of parking areas. The approved variance is for no curbing for the existing parking areas at the corner of Louisiana and W. 21st Street and for the paved area to the south of the main building; and
3. From Section 20-14A04.6(b) requiring landscaped parking lot islands. The approved variance is for no landscaped parking lot islands in the existing parking areas at the corner of Louisiana and W. 21st Streets and to the east of the tennis courts on W. 21st Street.
Variances are initially valid for a period of 120 days, during which time a building permit would need to be issued. The applicant requested a 90 day extension for the variances from the Board of Zoning Appeals at their March 2, 2006 meeting.
Lawrence High School is located in the environs of the Dudley Wiggins Residence (840 W. 21st Street), which is on the Kansas Register of Historic Places. On October 20, 2005, the Lawrence Historic Resources Commission conditionally approved a Certified Local Government Review of the project. The approval was based upon a determination that the proposed construction “would not encroach upon, damage or destroy any historic property or the environs” with the following four conditions:
1. The applicant provide complete construction documents, with material notations to be reviewed and approved by the Historic Resources Administrator prior to release of a building permit;
2. Any changes to the approved project will be submitted to the Historic Resources Commission prior to the commencement of any related work;
3. 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; and
4. 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.
In response to staff review comments, the applicant has made appropriate revisions to the site plan. A condition for an execution of a site plan performance agreement is required for all site plans, per Section 20-1433.
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 RS-2 (Single-Family Residential) Districts allow for a school use subject to an approved site plan. The platting of the property was recently approved and will need to be recorded at the Register of Deeds Office. The existing building and facilities predate the period when public schools site planned property in accordance with current regulations. Recent site plan approvals for this property include: 2005 [SP-05-38-05] HVAC Improvements, 2000 [SP-12-01-00] Greenhouse and 1993 [SP-12-64-93] Parking Lot Reconfiguration.
(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.
(d) That the site plan provides for the safe movement of pedestrians within the site;
There are existing sidewalks along W. 19th Street, Louisiana Street and W. 21st Street. 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;
A note on the map states that “Street Trees shown for purposed of numbers only. Street Trees will be planted with future improvements and will be clustered. 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 is contained within a roll-on/roll-off trash container on the west side of the High School Building adjacent to a drive lane. The other large trash bin located on the south side is screened from adjacent property by buildings and trees.
(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.