SITE PLAN REVIEW

July 11, 2006

 

Note: This item was deferred from the June 6, 2006 City Commission Meeting. The June 6th meeting also initiated a consideration of rezoning of the property.

 

Additional items which have been submitted since the June 6 meeting include (see attached):

 

Attachment A. June 28, 2006 letter from the Salvation Army with the Salvation Army’s volunteered Site and Zoning Conditions - June 28, 2006, and a copy of the Salvation Army’s intake policy;

 

Attachment B. June 29, 2006 E-mail from Michael S. Almon with a draft copy of conditions to apply to zoning classification, proposed by the Eastside Neighborhood Coalition; and

 

Attachment C. Copy of a petition asking the City to rezone the Salvation Army site to require a Use Permit before Site Plan Approval, received by the City Clerk on June 9, 2006.

 

At the June 6, 2006 meeting, the City Commissioner discussed the additional of a 7th possible condition, “7. The Salvation Army would not pull a building permit prior to October 1, 2006, or the effective date of a new rezoning ordinance with conditions for the property, whichever occurs first.”

 

A.                 SUMMARY

 

SP-03-27-06: A site plan for a Salvation Army Community Complex to be located on the west side of Haskell Avenue between Lynn Street and Homewood Street. Submitted by J. Kurt von Achen for the Salvation Army, property owner of record.

 

B.        GENERAL INFORMATION

Current Zoning and Land Use:

 

M1-A (Light Industrial) and M-2 (General Industrial) Zoning Districts; Vacant undeveloped

parcel.

 

Surrounding Zoning and Land Use:

·         M1-A (Light Industrial) and M-2 (General Industrial) Zoning Districts to the north; Lynn Street, across from mini-warehouse storage and industrial/commercial uses.

·         M2 (General Industrial) Zoning District to the west; Bullene Avenue, across from industrial/commercial uses.

·         RO-2 (Residence-Office) and M-2 (General Industrial) Zoning Districts to the south; Homewood Street, across from single-family residential homes, and industrial/commercial use.

·         RS-2 (Single-family Residential) District to the east; Haskell Avenue, across from single-family residential homes.

 

 

 

Text Box: Staff Recommendation: Planning Staff recommends approval of the site plan, subject to the following conditions: 1. Execution of a site plan performance agreement. 2. Submission of public improvement plans including sanitary sewer extension to property, 6’ wide sidewalk along Haskell Avenue, 5’ wide sidewalks along Lynn/Bullene/ Homewood Streets, and for Homewood Street improvements to be built to city standards from Haskell Avenue past Homewood driveway entrance. 3. Provision of an Agreement Not to Protest the formation of a future Benefit District for street improvements to Homewood Street and for Bullene Street. 4. Provision for the existing utility easements which would be located under the proposed buildings to be vacated by either a separate document or a revised plat and document referenced on the site plan, prior to the release of the site plan to Neighborhood Resources for a building permit. 5. Dedication of the additional public right-of-way and 15’ x 15’ utility easement by either a separate instrument or a revised plat and dedication document referenced on the site plan (by separate instrument with Book and Page Number), prior to the release of the site plan to Neighborhood Resources for a building permit. 6. Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. This project will not be released for building permits until an approved SWP3 has been obtained.

 

Salvation Army Site, Spring 2003 Aerial

 Block on West side of Haskell Avenue, (Haskell to Bullene)

(Lynn Street to Homewood Street)

 

 

Site Summary: 157,410 Net Square Feet / approximately 3.6 net acres

 

Legal Description:  Tract 1, Lots A and B in Block 5 of Scotts Replat of portions of Block 5 and 9 in Homewood Gardens, a suburban addition in the City of Lawrence, Douglas County, Kansas; and Tract 2, Lots 7 through 22 in Block 5, Homewood Gardens Suburban Addition in the City of Lawrence, Douglas County, Kansas.

 

The property is bounded by Haskell Avenue on the east, Bullene on the west, Lynn on the north and Homewood on the south. Total site comprises 3.91 acres.

 

Use Group – 7. Community Facilities. Church or other place of worship, Halfway house or service-oriented rehabilitation center or residence, and Rehabilitation center for persons with disabilities.

 

IMPERVIOUS SURFACE SUMMARY

 

Existing Buildings                  0 S.F. Proposed Buildings     34,645 S.F.

Existing Pavement               0 S.F.          Proposed Pavement   61,311 S.F.

Existing Impervious               0 S.F. Proposed Impervious 95,956 S.F.

Existing Pervious        157,410 S.F. Proposed Pervious     61,454 S.F.

Existing Site Area         157,410 S.F.          Site Area                 157,410 S.F.

New Right-of-Way        12,830 SF  New Right-of-Way     12,830 S.F.

---------------------------------------------------------------------------------------

Original Site Area         170,240 SF  Original Site Area      170,240 S.F.

 

Parking Group

 

Church, Parking Group 8 - 1 parking space for each 4 seats in Sanctuary. Main Sanctuary capacity = 160 seats. 160/4 = 40 parking spaces required. 70 parking spaces provided around church area including 4 accessible.

 

Booth Center, Parking Group 6 - 1 parking space for each 3 beds. 66 bed capacity. 66/3 = 22 parking spaces required. 35 parking spaces provided around Booth Center including 4 accessible.

 

Total Site Parking Required = 62 parking spaces

Total Site Parking Provided = 105 parking spaces including 8 accessible parking spaces

 

C.        STAFF REVIEW

 

The site is a vacant block located along the west side of Haskell Avenue from Lynn Street to Homewood Street and is within the M1-A (Light Industrial) and M-2 (General Industrial) Zoning Districts.

 

The proposed use of the Salvation Army Community Complex is two buildings on this site.

 

I. Building one is the Salvation Army Family Resource Center – 21,284 square feet. Building One: Salvation Army Family Resource Center – A church (place of worship) with multipurpose room, church and out reach offices.

 

II. Building two is the Salvation Army “Booth Center” – 13,361 square feet. Building Two: A halfway house for service orientated rehabilitation center/residence (rehabilitation center for persons with disabilities). The Booth Center is named after William Booth, who founded the Salvation Army in 1865.

 

The site plan review considered each of the two zoning districts in relation to the site layout.

 

A previous site plan for the Salvation Army at this location [SP-04-21-04] was approved by the City Commission on May 25, 2004. A one-year extension to the site plan for the Salvation Army was approved on May 17, 2005 [SP-04-30-05]. The prior site plan extension has expired. This new Site Plan application [SP-03-27-06] is identical to the prior submittal, except that the stormwater detention system has been modified to an underground system and has been installed in accordance with City stormwater requirements.

 

The Salvation Army has provided an attachment to the site plan expressing their commitment to the community (see attachment A) which they are offering to be made a part of this site plan.

 

The property owner has met with neighborhood representatives to discuss the proposed operation and conditions for the facility.

 

D. Findings

 

Per Section 20-1432 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 property is within M1-A (Light Industrial) and M-2 (General Industrial) Districts.

 

Per Section 20-809, a Church (Use Group 7) is a permitted use in both the M1-A and M-2 Zoning Districts, subject to an approved site plan.

 

Section 20-1448 states, “When a halfway house or service-oriented rehabilitation center; health center, government operated; rehabilitation center for persons with disabilities; a club or lodge, private, except those whose chief activity is carried on as  a business; private recreation facility or theatre, live (if indoors) is located in a commercial or industrial zoning district, the requirement for a Use Permitted upon Review criteria shall not be applied. The site planning requirement shall apply to all uses listed in this section.” (emphasis added)

 

Per Section 20-1448, the Salvation Army “Booth Center” is a halfway house for service-oriented rehabilitation center/residence (rehabilitation center for persons with disabilities) which falls under Use Group 7 and is a permitted use in the M1-A and M-2 Industrial Districts, subject to an approved Site Plan. In an industrial district, this type of facility does not require a Use Permitted upon Review.

 

Per Section 20-1428, “The purpose and intent of requiring site plan approval is to encourage the compatible arrangement of buildings, off-street parking, lighting, landscaping, pedestrian walkways and sidewalks, ingress and egress, and drainage on the site and from the site, any or all of these, in a manner that will promote safety and convenience for the public and will preserve property values of surrounding properties.”

 

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

 

The site plan has been reviewed for conformance with the requirements of the site planning process. A photometric plan has been provided and approved. The proposed arrangement of buildings, off-street parking, access, lighting, landscaping, 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 vehicular ingress and egress to and from the site and circulation within the site help provide for safe, efficient and convenient movement of traffic.

 

The applicant has provided the required Traffic Impact Study addressing the first 7 steps.

 

The project will have no direct vehicular access to Haskell Avenue, an arterial street.

 

As recommended by Public Works, the project will be improving 255 linear feet of Homewood Street from the centerline of Haskell Avenue to city street standards.

 

Route 1 of the Lawrence ‘T’ Transit System provides a fixed route public transportation service to and from downtown along Haskell Avenue on the east side of the site. The ‘T’ stops for boarding at bus stop signs and also for exiting at any near side of an intersection or business access along the fixed route.

 

The project will also be dedicating 20 feet of additional public right-of-way along Haskell Avenue, and 5 feet of additional public right-of-way along Lynn Street, Bullene Avenue, and Homewood Street to comply with the right-of-way standards required for local and arterial streets.

 

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

 

The site plan includes the installation of sidewalks along the entire block: a 6’ wide sidewalk along the west side of Haskell Avenue; and 5’ wide sidewalks along Lynn Street, Bullene Avenue and Homewood Street. Internal sidewalks allow for pedestrian movement from the perimeter sidewalk to the entrances and between the two buildings.

 

(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;

 

The site plan shows 79 trees and 258 shrubs within the interior and perimeter of the site. Turf areas include all areas of site not covered by buildings, paving, and planting beds. The proposed development will be in harmony with adjacent land uses and will provide a general pleasing appearance to the public. Street trees are proposed at the perimeter of the entire site.

 

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

 

The site plan includes two screened outdoor trash storage areas designed to comply with city standards.

 

(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 infrastructure improvements in the area and the surrounding developed properties.