SITE PLAN REVIEW
SP-03-22-06: A site plan for parking lot expansion for Sigma Chi Fraternity located at 1439 Tennessee Street. Submitted by Landplan Engineering for Sigma Chi Fraternity, property owner of record.
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Current Zoning and Land Use: |
RD (Residence-Dormitory) District; existing Sigma Chi Fraternity House.
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Surrounding Zoning and Land Use: |
RD (Residence-Dormitory) District in all four geographic directions; existing Greek Houses to the north, west and south, multiple-family residential across Tennessee Street to the east.
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Area: |
1.7 acres/74,250 square feet. |
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Existing Building: |
7,431 square feet (footprint). |
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Project: |
Additional 23 parking spaces for use by Sigma Chi Fraternity.
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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. Change the accessible parking provided from “0” to “2” spaces. b. Change the bicycle parking provided from “0” to “4” spaces c. Add an ‘S’ to “Dumpster Screening”. d. Show parking provided as 66: 12 existing; 23 added per this site plan; 31 located at 1400 Tennessee Street per Site Plan SP-10-98-98. e. Add a note of the 2/2/2006 Board of Zoning Appeals variance approvals [B-01-01-06] · Variance to Section 20-1205 to allow for 70 degree angle for configuration of new parking lot. · Variance to Section 20-1215 to allow for existing condition to remain on lack of concrete curb and gutters around the existing parking lot. f. Add a note of the 12/15/2005 Historic Resources Commission approval [DR-11-100-05]. 3. Submit public improvement plans to Public Works for the stormwater improvements along Tennessee Street. |
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The site contains an existing Fraternity House on a lot which backs up the hill. The Fraternity is attempting to provide needed additional parking space for their members. Currently, there are vehicles parking on this property on the unimproved surface to the south of the basketball court.
There are 12 existing on-site parking spaces. In 1998, the applicant had a site plan [SP-10-98-98] approved for an additional 31 off-street parking spaces, which are located in a parking lot that Sigma Chi Fraternity owns across Tennessee Street. 23 additional on-site parking spaces are being proposed per this site plan for a total of 66 parking spaces that would be available for use by this fraternity.
In response to staff review comments, the applicant has made appropriate revisions to the site plan or appropriate conditions have been required. A condition for the 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 RD (Residence-Dormitory) District allows for Fraternity Houses and accessory parking lot subject to an approved site plan. A prior site plan [SP-10-98-98] was approved for 1439 Tennessee Street and the parking lot across the street at 1400 Tennessee Street.
(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.
Stormwater drainage improvements will include 128 linear feet of 18” concrete pipe and 166 linear feet of 15” concrete pipe along Tennessee Street. A condition is required to submit public improvement plans to Public Works for the stormwater improvements on Tennessee Street.
The proposed parking lot improvements will help the parking demand for this Fraternity. Sigma Chi Fraternity has 85 occupants. Per Section 20-1212, a minimum of one and one-half parking spaces area required for each two lawful occupants of a fraternity house. 85/2 X 1.5 = a minimum of 65 parking spaces required. 66 parking spaces are being provided including four handicap spaces (two at 1439 and two at 1400 Tennessee Street); 12 existing parking spaces, 23 parking spaces added per this site plan, 31 parking spaces located across the street at 1400 Tennessee Street [SP-10-98-98].
On February 2, 2006, the Board of Zoning Appeals approved two variances [B-01-01-06]. A variance from Section 20-1205 to allow for 70 degree angled parking space striping for the configuration of the a new one-way parking lot on a hillside and a variance from Section 20-1215 to allow for the existing condition to remain on lack of concrete curb and gutter around the existing parking lot to facilitate hillside drainage of this site.
On December 15, 2006, the Historic Resources Commission approved the proposed project [DR-11-100-05] conditioned upon any changes to the approved project would need to be submitted to the Historic Resources Commission and reviewed prior to the commencement of any related work.
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 1998 site plan identified needed improvements to Gower Place (private drive belonging to Sigma Chi located along their north property line) in order to provide adequate access for the Fire Department. According to the Fire Marshall, the required access improvements to Gower Place were completed.
(d) That the site plan provides for the safe movement of pedestrians within the site;
A number of students cross this property on their way to/from KU as evidence by the trails on the hillside. The parking lot improvements will make it easier for students to traverse the hill. The site plan provides for the safe movements of pedestrians within the site.
(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;
There is a sufficient mixture of existing grass, trees, and shrubs on the site. The expansion of the new parking lot area is to the rear of the property. Five new Marshall Seedless Ash Trees will be planted in the new parking lot landscaped area. Any part of the site plan area not used for buildings, structures, parking, or accessways is landscaped with a mixture of grass, trees and shrubs.
(f) That all outdoor trash storage areas are screened.
The outside trash storage area is located below a proposed retaining wall, a graphic note on the site plan states “Dumpster screening per Section 20-14A04.8.” Section 20-14A08(a) Trash enclosures shall be screened from public view on at least three sides with a 6 foot solid fence constructed of cedar, redwood, masonry or other compatible building material, and shall be appropriately landscaped.
(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 Sigma Chi Fraternity House, prior site plan, Board of Zoning Appeals Variance, access and egress for the property and hillside topography of the site.