PLANNING COMMISSION REPORT
Regular Agenda – Public Hearing Item
ITEM NO. 9: USE PERMITED UPON REVIEW FOR LAWRENCE PUMP STATION #2; 570 WALNUT STREET (LAP)
UPR-10-10-05: Use Permitted upon Review request for Lawrence Pump Station #2, located at 570 Walnut 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 #2. |
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KEY POINTS
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GOLDEN FACTORS TO CONSIDER CHARACTER OF THE AREA
CONFORMANCE WITH HORIZON 2020
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ASSOCIATED CASES/OTHER ACTION REQUIRED
· City Commission approval is required. |
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING
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GENERAL INFORMATION
Current Zoning and Land Use: RS-2 (Single-family Residential) District; undeveloped property.
Surrounding Zoning and Land Use: RS-2 (Single-family Residential) in each direction; single-family homes with the Riverfront Park, and Kansas River levee to the south.
Site Summary
Lot Size: 0.165 acres (7,185 s.f.)
Building Area: 192 s.f.
Impervious Area: 0.080 acres (3,481 s.f.)
Pervious Area: 0.085 acres (3,704 s.f.)
I. ZONING AND LAND USES OF SURROUNDING PROPERTIES
Staff Finding - The properties in each direction are zoned RS-2 District. Single-family residences and the Kansas River levee surround the property.
Staff Finding - The subject property is located in North Lawrence, south of Walnut Street and north of the Kansas River levee. The area is characterized by residential uses and the Kansas River.
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 RS-2 District with an approved UPR application. As the site is located near the Kansas River in North Lawrence, it is suitable for a pump station. However, the Westar transformer should be screened with vegetation on three sides to soften its look within a residential area.
IV. LENGTH OF TIME SUBJECT PROPERTY HAS REMAINED VACANT AS ZONED
Staff Finding – The property is currently undeveloped and has been zoned RS-2 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 RS-2. Five 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, the Westar transformer should be screened with vegetation to provide a visual buffer. This landscaping will need to be added to the site plan per approval of the City’s landscape supervisor as a condition of UPR approval. One new light pole is proposed for installation to the east of the access drive. A photometric plan will need to be 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”.
For security purposes, an 8-foot tall chain link fence will be installed with the project. 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 northeastern edge of the site will be decommissioned with the installation of the new pump station.
STAFF REVIEW
The subject undeveloped property is located south of Walnut Street and north of the Kansas River levee. The UPR application includes the construction of a sanitary sewer pump station and will include the following site improvements: addition of landscaping and trees, decommissioning of pump station #2 at the northeastern edge of the lot, installation of a light pole, and addition of a concrete drive and pad for the pump station.
2003 Wastewater Master Plan
Pump Station #2 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.
1000-Foot Levee Critical Zone
The pump station is proposed to be located less than 1000 feet from the Kansas River levee. Therefore, a permit from the Corps of Engineers is required prior to any digging or excavating.
Lot Split Application
The pump station is proposed to be located on 0.165 acre of a larger one-acre parcel. As such, a lot split application will need to be submitted and approved prior to release of the UPR site plan for building permits. In order to create a viable lot for future development, the lot split should include not only the subject parcel, but it should also include the adjacent lot west of the pump station.
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.