SITE PLAN REVIEW
SP-05-43-06: A site plan for the conversion of an 8 unit apartment house to a boarding house with 7 bedrooms/7 occupants located at 1140 Mississippi Street. Submitted by Paul Werner Architects for James A. Slough, property owner of record.
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Current Zoning and Land Use: |
RM32 (Multi-Dwelling Residential) [RD Residential Dormitory, prior to July 1, 2006] District; Existing 2 & 1/2-story residential structure.
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Surrounding Zoning and Land Use: |
RM32 (Multi-Dwelling Residential) [RD Residential Dormitory, prior to July 1, 2006] District to north, east and south; Existing multiple-dwelling residential.
University of Kansas across Mississippi Street to the west.
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Area: |
5,000 square feet lot area. |
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Existing building: Proposed new building: |
Existing 2 & ½-story residential No additional changes are proposed.
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Project: |
Site Plan approval for 7 bedroom/7 occupant Boarding House.
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following condition: 1. Execution of a site plan performance agreement per Section 20-1433.
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The subject property contains an existing 2 & ½ story residential structure located at 1140 Mississippi Street. The site plan is for the conversion of an 8 unit apartment house into a 7 bedroom/7 occupant Boarding House. A complete site plan application was submitted in May 2006 and was delayed until the Board of Zoning Appeals variance on parking was approved. The applicant has elected to have the site plan reviewed under the prior zoning ordinance (prior to July 1, 2006).
The legal description of the parcel is Oread Addition Block 9, North ½ of West 100 feet of Lot 7. The (Oread Addition) plat was filed previous to August 21, 1863 and was destroyed on that day in the burning of the Register of Deeds, signed S.S. Horton Register of Deeds, dated September 17, 1870.
The existing residence was built in 1912. The lot has a steep grade up from Mississippi Street (approximately 32% slope, 19 increase in height from street curb to front porch, a distance of 58) and there is no rear alleyway or other vehicular access available for this property.
The property is located in a RD (Residence-Dormitory) Zoning District adjacent to the University of Kansas. The remainder of the block is also zoned RD (Residence-Dormitory), and contains high density, multiple-family dwellings. The purpose of the RD District is, designed to provide areas for high population density. The District is intended to permit the development of land for multiple-family dwellings and dormitory-type residence halls in properly planned and centrally located areas in a residential environment. Section 20-605.
A boarding house is permitted in the RD (Residence-Dormitory) District subject to an approved site plan. Section 20-2002.1(9) defines Boarding House, as: A dwelling or part thereof where meals and/or lodging are provided for compensation for one or more persons not transient guests and where there are not more than twelve (12) sleeping rooms, nor sleeping space for more than twenty-four (24) people.
Lawrence is a university city and as such, houses a large number of students that require affordable housing alternatives. Boarding houses assist with affordable housing and are allowed in the RO-1 (Residence-Office), RM (Multiple-family) and RD (Residential Dormitory) Districts subject to site plan approval.
Boarding houses are not allowed in the RS (Single-family Residential) Districts.
Two design reviews for the residence have previously been submitted and approved by the Historic Resources Commission.
On February 17, 2005, a design review [DR-01-06-05] was approved to demolish and reconstruct a small shed addition on the southeast corner of the residence.
On March 17, 2005, a design review [DR-02-12-05] to remodel a dormer on the west elevation of the structure and construct a new dormer on the east side of the structure was approved.
Building Permit
On 5/02/2005, Neighborhood Resources issued a building permit 05-00100594 for a $25,000 residential remodel for 1140 Mississippi Street.
Board of Zoning Appeals
On June 1, 2006, the Board of Zoning Appeals approved a variance to allow for the existing lot area of the property of 5,000 square feet where a minimum lot area of 6,000 square feet is required and a variance for the existing structure to reduce the minimum side yard setback from 5 feet to the existing 3.7 feet from the north property line, and rear yard setback from 20 feet to the existing 12.3 feet.
On September 7, 2006, the Board of Zoning Appeals approved a variance for the reduction of the minimum number of parking spaces from 6 parking spaces for a 7 occupant/7 bedroom boarding house to the existing situation of no parking spaces, recognizing that due to the steep hillside, there is no physical potential for the development of on-site parking spaces for this property.
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 (Residential-Dormitory) District allows for a boarding house use subject to an approved site plan.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
There is no physical change to the existing site proposed by this site plan. The existing site is being preserved. The site plan is for the conversion of the apartment house with 8 units to a 7 bedrooms/7 occupants boarding house.
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;
Due to the existing steep hillside, there is no parking on the property and no vehicular access available to or from the site. A variance for no parking spaces was granted by the Board of Zoning Appeals.
(d) That the site plan provides for the safe movement of pedestrians within the site;
There is an existing public sidewalk across the front portion of this property and a sidewalk leading from the street up the hill to the front porch. 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 sufficient mixture of grass, trees, and shrubs on the site plan. No changes or modifications to the site landscaping is proposed by the site plan.
Any part of the site plan area not used for the residence or sidewalk is landscaped with a mixture of grass, trees and shrubs.
(f) That all outdoor trash storage areas are screened.
No screened outdoor trash storage area is proposed. The Citys Sanitary Solid Waste has approved the continued use of curbside service on trash day for the low volume of trash generated by this residential structure.
(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 residence, previously approved Board of Zoning Appeals Variances, Historic Resources Commission approvals, City of Lawrence Building Permits and topography of the site.