May 23, 2006

A. SUMMARY

SP-03-23-06: Lawrence Memorial Hospital, a site plan for temporary and new parking lots at the 325 Maine Street hospital complex. Submitted by Landplan Engineering, P.A. for The City of Lawrence, property owner of record.

B. GENERAL INFORMATION

Current Zoning and Land Use:	RM-1 (Multiple-Family Residence) District; undeveloped property.
Surrounding Zoning and Land Use:	RM-1 (Multiple-Family Residence) District to the north and west; Vacant land, boiler plant, and existing parking lot. RS-2 (Single-Family Residence) District to the south; Single-family homes. RO-2 (Residence-Office) District to the east; Office uses.
Site Summary:
Gross Area of Hospital Site: Existing Building Coverage:	18.51 acres (806,453 square feet) 159,701 square feet
Proposed Building Coverage:	142,408 square feet
Off-Street Parking Required: Off-Street Parking Provided: Off-Street Parking Proposed:	586 spaces (1 space/3 beds and 1 space/100 nsf) 695 spaces, including 39 accessible spaces 103 additional spaces

Staff Recommendation: Staff recommends approval of SP-03-23-06, a site plan for temporary and new parking lots at the 325 Maine Street hospital complex, subject to the following conditions: 1. Submittal of a Site Plan Performance Agreement. 2. Submittal and approval of a Photometric Plan. 3. Revision of the site plan to include the following: a. Inclusion of a note, stating that all sidewalks abutting hospital property will be reconstructed to a minimum of 5-feet wide and truncated dome bricks will be added at all sidewalk ramps with the next LMH Master Plan construction phase. b. Inclusion of a compact evergreen hedge along the Maine Street side of the permanent parking lot and the addition of this landscaping to the plant schedule per approval of the City’s landscape supervisor. c. Inclusion of shade trees for the permanent parking lot islands (one tree per two parking islands) and the addition of these trees to the plant schedule per approval of the City’s landscape supervisor. d. Inclusion of street trees abutting the parking area and the addition of these trees to the plant schedule per approval of the City’s landscape supervisor. At least one tree shall be provided for every 40 feet of street frontage. e. Revision of note #15 to state: “Parking lot islands will be planted with shrubs or groundcover where no trees are planted.” f. Notation of the numbers of accessible and bicycle parking spaces required and provided. g. Removal of the titles “existing pervious” and “proposed impervious” from the Site Summary. h. Removal of the note “East Hospital Addition To Be Removed, etc…”, as this building was previously removed. i. Revision of the temporary parking lot notes to state: “This parking lot area is temporary and is to be removed at the time the parking deck along the property’s west side or the next phase of the Master Plan is completed.” j. Revision of the plan scale to coincide with the 1”= 60’ scale as noted on the site plan. k. Verification of a minimum 25-foot wide curb cut for the new parking area. l. Inclusion of a note, stating that all lighting will be shielded to prevent off-site glare.

Corner of 4^th and Maine Streets, 2003 Aerial

C. STAFF REVIEW

The subject property, which is zoned RM-1 (Multiple-Family Residential) District, is located on the northwest corner of 4^th and Maine Streets. The corner is currently undeveloped and includes vegetation. The east hospital addition was previously removed in order to allow for construction of a portion of the temporary parking lot.

The applicant proposes 107 parking spaces for the lot. As four existing parking spaces are being removed with the lot, the new lot will result in a net gain of 103 parking spaces. The northern portion of the lot will be developed as a temporary lot to serve the hospital’s needs while a parking deck is being constructed along the western side of the hospital property. The temporary parking lot notes should be revised to state that the temporary parking area will be removed with the completion of the parking deck along the property’s west side or the next construction phase, as the applicant previously stated such intent. While the plan states that the temporary lot will be removed with the eastward expansion of the boiler plant, the timing of this expansion is currently unknown.

D. Findings

Per Section 19A-5, 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 subject property is zoned RM-1 (Multiple-Family Residential) District. Multiple family residential districts are “…designed to provide areas for medium and high population density. RM districts will consist mainly of (1) areas containing multi-family dwellings (including two-family dwellings) with some single-family dwellings…” Hospitals are permitted in any zoning district with a Use Permitted upon Review. A Use Permitted upon Review application that includes the subject temporary and permanent parking lots will be considered by the Planning Commission on May 22, 2006. It is important to note that the hospital property will become H (Hospital) District when the City’s Land Development Code becomes effective on July 1, 2006.

(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping, and drainage is compatible with adjacent land uses;

A drainage study was not required with this project, as the improvements will result in a less than 10% (3.2%) increase in impervious surface area.

The site is required to include at least 586 parking spaces, and 695 spaces are currently provided. The new parking lot will add 103 spaces to the site. The temporary portion of the parking lot, which is needed to provide parking while a parking deck is under construction elsewhere on the site, will be removed with the completion of the parking deck. An adequate amount of accessible spaces are provided on site, as 16 are required and 39 are provided. No new accessible spaces are being added with the subject lot. The number of required accessible spaces and required/provided bicycle parking spaces should be added to the plan.

The plan shows an addition of 22 burning bushes along the southern side of the parking lot. As the Zoning Regulations state that screening should be provided along each side of a parking lot that is across the street from a residential district, such landscape screening should be provided along the eastern side of the permanent lot, as well. One street tree for every 40 feet of street frontage, in addition to trees, shrubs, and/or groundcover within the permanent parking lot islands should be added to the plan per Code. This vegetation should be approved by the City’s landscape supervisor and added to the landscape schedule.

Regarding lighting, the plan notes that additional lighting heads are to be added to illuminate the new parking lot. As a condition of plan approval, a note should be included, stating that all lighting will be shielded to prevent off-site glare. A photometric plan should also be provided to the Planning Office for review and approval.

(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;

An existing parking lot south of the proposed parking area is accessed via a 25-foot wide curb cut off 4^th Street. From the existing parking lot, a new curb cut with a 27-foot wide drive lane will be constructed to serve the new parking area. As the plan scale does not coincide with the noted scale of 1” = 60’, the plan should be revised to reflect this scale. The width of the new curb cut should also be verified by the applicant to ensure a minimum of 25 feet.

(d) That the site plan provides for the safe movement of pedestrians within the site;

The site internally includes a walkway leading from existing parking area to the private drive south of the boiler plant.

The sidewalks along Maine and 4^th Streets are four-feet wide. As sidewalks along streets other than arterials should be a minimum of five-feet wide, new five-foot wide sidewalks should be provided. Additionally, per ADA requirements, truncated dome bricks should be installed at the ramps at the corner of Maine and 4^th Streets. All sidewalks abutting hospital property will be reconstructed to a minimum of 5-feet wide and truncated dome bricks will be added at all sidewalk ramps with the next LMH Master Plan construction phase.

(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;

(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;

Trash collection will continue to be collected via current removal methods.

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 infrastructure improvements and physical alterations that have previously been made to this property. The east hospital addition, comprising 17,293 square feet, was previously removed in order to allow for construction of a portion of the temporary parking lot. Five trees will also be removed with this project. Additionally, a new curb cut will be sawcut into the existing parking lot in order to provide access to the new parking area. Four parking stalls will be removed with the new access point. Once the plan is properly scaled, a minimum width of 25 feet will need to be verified for the new curb cut.

E. CONCLUSION

Staff recommends approval of site plan SP-03-23-06, a site plan for temporary and new parking lots at the 325 Maine Street hospital complex, subject to the following conditions:

1. Submittal of a Site Plan Performance Agreement.

2. Submittal and approval of a Photometric Plan.

3. Revision of the site plan to include the following:

a. Inclusion of a note, stating that all sidewalks abutting hospital property will be reconstructed to a minimum of 5-feet wide and truncated dome bricks will be added at all sidewalk ramps with the next LMH Master Plan construction phase.

b. Inclusion of a compact evergreen hedge along the Maine Street side of the permanent parking lot and the addition of this landscaping to the plant schedule per approval of the City’s landscape supervisor.

c. Inclusion of shade trees for the permanent parking lot islands (one tree per two parking islands) and the addition of these trees to the plant schedule per approval of the City’s landscape supervisor.

d. Inclusion of street trees abutting the parking area and the addition of these trees to the plant schedule per approval of the City’s landscape supervisor. At least one tree shall be provided for every 40 feet of street frontage.

e. Revision of note #15 to state: “Parking lot islands will be planted with shrubs or groundcover where no trees are planted.”

f. Notation of the numbers of accessible and bicycle parking spaces required and provided.

g. Removal of the titles “existing pervious” and “proposed impervious” from the Site Summary.

h. Removal of the note “East Hospital Addition To Be Removed, etc…”, as this building was previously removed.

i. Revision of the temporary parking lot notes to state: “This parking lot area is temporary and is to be removed at the time the parking deck along the property’s west side or the next phase of the Master Plan is completed.”

j. Revision of the plan scale to coincide with the 1”= 60’ scale as noted on the site plan.

k. Verification of a minimum 25-foot wide curb cut for the new parking area.

l. Inclusion of a note, stating that all lighting will be shielded to prevent off-site glare.