SITE PLAN REVIEW
June 6, 2006
A.
SUMMARY
SP-03-27-06: A site plan for a Salvation Army
Community Complex to be located on the west side of
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;
·
M2
(General Industrial) Zoning District to the west;
·
RO-2
(Residence-Office) and M-2 (General Industrial) Zoning Districts to the south;
·
RS-2
(Single-family Residential) District to the east;
|
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 3.
Provision of an Agreement Not to Protest the formation of a future
Benefit District for street improvements to 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)
(
Site Summary:
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
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 Goup
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
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:
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
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 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
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
As recommended
by Public Works, the project will be improving 255 linear feet of
Route 1 of the
The project
will also be dedicating 20 feet of additional public right-of-way along
(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
(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.
-------------------------------------------------------------------------------------------------------------------------
ATTACHMENT A
Submitted by
The Salvation Army,
The Salvation Army
Haskell & Lynn Streets
The Lawrence
City Commission approves Site Plan No. SP-03-27-06 pursuant to the
understanding that The Salvation Army has made certain commitments to the
1.
The site plan shall be valid for a period of one year as
provided by Lawrence City Code Sec. 20-1435, and shall further be valid for an
additional one year upon the granting of an extension for such period as
provided by the Lawrence City Code.
2.
If, following the expiration of the period of validity of
this site plan and any extension granted as described in paragraph 1, all
further land development with respect to the use of this site for The Salvation
Armys homeless rehabilitative program shall be subject of the special use
permit procedures of the Lawrence Land Development Code that is to be effective
on and after July 1, 2006.
3.
These facilities shall house The Salvation Armys
administrative and program offices, activity and program space, recreational
areas, and community worship center. The Salvation Army will also operate a 24
hour a day, 365 day a year homeless rehabilitative residential program. The
program is to provide strong case management, educational opportunities,
employment readiness, health services, mental health services, recovery groups,
relational activities, recreational programs, residential services, housing,
and meals for the program participants. Some of these services may be proved by
other participating agencies.
4.
The Salvation Army shall not now or ever seek to enter
into a contract with the Department of Corrections or any judicial or law
enforcement agency to provide housing for prisoners or parolees at this site.
5.
The Salvation Army may operate a community meal program
to provide a mid-day meal for anyone that chooses to participate. Return
transportation will be available to anyone participating in the meal program
from the downtown area.
6.
Persons refused services due to intoxication will be
offered transportation to the Lawrence Community Shelter OR the Lawrence Police
Department, or in appropriate situations they will be offered the opportunity
to participate in the Salvation Armys detoxification centers in
7.
The Salvation Army shall make every reasonable effort not
to allow its property to become the hang-out of any group or individual, nor
will it knowingly allow any illegal activities to take place on or around its
property or facilities.
8.
Persons seeking to enter The Salvation Armys residential
program that are found to have severe mental illnesses or problems beyond the
scope of the case management services provided by the program, will be referred
to other agencies that specifically provide the needed services.
9.
The Salvation Army will not knowingly admit sex offenders
into the homeless rehabilitative residential program located at this site. All
program participants will be screened through the K.B.I. Offender Registry.
10.
In the event of a community emergency or disaster, The
Salvation Army reserves the right to feed, house, and provide emergency
services from this site to relief personnel, persons who are temporarily
displaced due to disaster, and any other persons found in need under these
circumstances.