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PLANNING COMMISSION REPORT SUMMARY Regular Agenda -Public Hearing Item
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ITEM NO. 13: PRELIMINARY DEVELOPMENT PLAN FOR PINE RIDGE PLAZA; 31ST & OUSDAHL ROAD (SLD)
PDP-08-09-06: Preliminary Development Plan for Pine Ridge Plaza Addition. The plan proposes the construction of 7373 square feet of additional commercial space. The property is generally described as being located at 33rd and Iowa Street. Submitted by Peridian Group, Inc., for Inland Western Lawrence LLC c/o Inland Western Retail Real Estate Trust I, property owners of record.
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STAFF RECOMMENDATION: Planning staff recommends approval of the Preliminary Development Plan based upon the findings of fact presented in the body of the Staff Report and forwarding it to the City Commission with a recommendation for approval subject to the following conditions:
1. Provision of a revised Preliminary Development Plan to: a. Correct spelling of property owner for Lot 1B, b. Correct landscape plan per staff approval, c. Correct building summary shown in parking summary to match that of proposed, d. Correct parking summary to show consistent number, e. Correct use restrictions to include retail liquor sales permitted for World Market
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Reason for Request: |
Addition of additional building space between existing buildings |
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KEY POINT · Existing commercial development with multiple buildings.
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FACTORS TO CONSIDER · Compliance with existing development plan and code
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ASSOCIATED CASES/OTHER ACTION REQUIRED · Z-08-26-03: Revision of PCD use restrictions · Final Development Plan approval required
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING · None received to date |
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General information |
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Current Zoning and Land Use: |
PCD-[Pine Ridge Plaza]; existing commercial development (former K-Mart/redevelopment). Application excludes Lot 1A and Lot 1B of Pine Ridge Plaza that abuts Ousdahl Road now under new ownership but part of the original PUD. |
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Surrounding Zoning: |
CS (Commercial Strip) District and GPI (General Public and Institutional Use) District to the northeast; existing commercial uses and post office.
RS10 (Single-Dwelling Residence) District to the northeast of W. 31st Street and Ousdahl Road; existing manufactured housing park on the north side of 31st Street; existing crop land on the south side of 31st Street.
PC-[Home Depot] to the north side of W. 31st Street; existing commercial development.
CS (Commercial Strip) District and PCD-[Target] to the west; existing commercial development.
CS (Commercial Strip) District and RS7 (Single-Dwelling Residence) District to the south; existing commercial and Wal-Mart development.
A (Agricultural) District to the west of Ousdahl Road. Existing crop land. |
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PHASE |
Original PDP 1/17/96 |
PDP 1996 |
Revised PDP 1999 |
Revised Phasing |
Existing Development(still as K-Mart) |
Revised FDP 2003 |
Revised PDP 2006 |
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Phase 1
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K-Mart |
123,011 |
117,478 |
Phase 1 |
117,580 |
95,754 |
95,754 |
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Bookstore/pad site north of Earl May[1] [Became Jason’s Deli] |
22,750 |
20,000 |
Moved to Phase 2 |
22,000 |
See below |
See below |
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Phase 2
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Department Store (Kohl’s) |
152,833 |
84,300 |
Phase 2A
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81,025 |
81,025 |
81,025 |
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Pad sites adjacent to Kohl’s (Old Navy and Famous Footwear) New Pad Site[2] |
24,000 |
Phase 2B
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35,187 (22,681) (12,506) |
35,187 (22,681) (12,506) |
42560 (22,681) (12,506)
7,373 |
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Jason’s Deli Retail |
22,750 |
17,500 |
Phase 2C |
0 |
22,000 |
22,000 |
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Retail Pad (IHOP)[3] |
7,200 |
6,750 |
Phase 3 |
4,115 |
4,115 |
4,115 |
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Phase 3[4]
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Office (S. Bldg.) |
64,673 |
60,000 |
Phase 4
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0 |
0 |
0 |
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Office (N. Bldg.) |
0 |
0 |
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TOTAL |
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393,217 |
330,028 |
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259,907 |
238,081 |
245,454 |
Site Summary |
Summary provided for Lot 2 – No changes proposed to other phases/lots |
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Number of Lots: |
5 lots including split of original Lot 1 |
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Gross Area: |
1,109,129 SF (25.4 acres) |
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Rights-of-way: |
No new right-of-way proposed |
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Access Easements: |
Existing platted cross access easements provide internal circulation to the site |
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Building Cover Existing: |
238,081 SF |
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Building Cover Proposed: |
245,454 SF |
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Open Space Required: |
221,25 SF at 20% for all of Lot 2 |
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Open Space Provided: |
239,352 SF |
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Parking Required: |
845 spaces at one per 200 NSF per PCD’s prior to July 1, 2006 |
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Parking Provided: |
1,282 spaces at one per 200 NSF |
Development History:
A summary of the development history is provided to show the progression of the redevelopment project. The subject property is platted and Lot One has been further subdivided via a lot split in April 2006.
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Platted Lot |
Description |
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Lot 1 Pine Ridge Plaza Addition (Lot split in 2006 to Lot 1A and Lot 1B |
Undeveloped pad sites located on the northwest corner of 33rd and Ousdahl Road (Original Phase 3, later revised to Phase 4); |
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Lot 2 Pine Ridge Plaza Addition |
Developed Kohl’s, Old Navy, Famous Footwear, (Phase 2)
Jason’s Deli & Retail building, and Bed Bath& Beyond redevelopment of old K-Mart building (Phase 1 as K-Mart remodel). Use restrictions revised in 2004 to allow retail liquor sales (PDP-01-01-04/FDP-01-01-04)
Revised Final Development Plan for addition of a trash enclosure to the loading area for former K-Mart building (FDP-06-10-03).
Reduction in gross square footage of the original Phase 1 (K-Mart building) and reconfiguration of the building into four separate tenant spaces. (FDP-05-08-03). This became World Market, T.J. Maxx, Bed Bath & Beyond and Michael’s
Revisions to rear dumpster areas (FDP-05-07-01). Plan reflected revised phasing to development as follows: Phase 2 included: Kohl’s -Phase 2A, two adjacent pad sites (Old Navy and Famous Footwear) -Phase 2B, and Commercial/retail pad site north of Earl May (Jason’s Deli) -Phase 2C
Original PDP-1996 included continuous building structure between 31st Street and 33rd Streets.
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Lot 3 Pine Ridge Plaza Addition |
IHOP restaurant (Phase 3); FDP approved by the Planning Commission 4/21/99 no plan number. |
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Lot 1 Pine Ridge Plaza Addition/ Lots 1A and 1B Pine Ridge Plaza Addition a lot split of Lot 1 |
Original PDP -1996 included office uses along Ousdahl Road. |
The subject property is bounded by 31st Street on the north, S. Iowa Street the west and by 33rd Street the south. Phase 4 of the PCD abuts Ousdahl along the eastern boundary of the PUD district. The proposed Preliminary Development Plan is for the addition of a 7,373 SF building within Lot 2 between Famous Footwear and Bed, Bath and Beyond retail stores. No other phases or buildings are affected by the proposed change. The proposed Preliminary Development Plan for Pine Ridge Plaza Lot 2 has been evaluated based upon the following suggested findings of fact and conclusions outlined in Section 20-1010.1 of the Zoning Ordinance for the City of Lawrence (Pre July 1, 2006 version).
The subject property is developed commercially with the exception of Phase 4 which was originally designated as an office site on early versions of the development approvals. Commercial uses in Phases 2 and 4 were expanded via a zoning change (Z-08-26-03).
1) In what respects the plan is or is not in general conformity with the provisions of the Comprehensive Plan of the City.
An evaluation of the conformance of this Preliminary Development Plan with the City's Comprehensive Plan is based on the goals, policies and recommendations in Horizon 2020.
Horizon 2020 identifies the area of S. Iowa Street between 23rd Street and K-10 as an existing regional commercial center. The Pine Ridge Plaza PCD is a small portion of that overall commercial strip (Pg 6-13).
Staff Finding – The existing commercial development is part of the S. Iowa Street regional commercial center. The proposed building addition is consistent with the land use and development pattern of the area at 31st and Iowa Street.
2) In what respects the plan is or is not consistent with the Statement of Objectives of Planned Unit Development. [The statement of objectives of planned unit developments is found in Section 20-1002 of the Zoning Ordinance]
(1) To promote and permit flexibility that will encourage innovative and imaginative approaches in residential, commercial, and industrial development which will result in a more efficient, aesthetic, desirable and economic use of the land while maintaining density and intensity of use consistent with the adopted Comprehensive Plan for the City;
(2) To promote development within the City that can be conveniently, efficiently and economically served by existing municipal utilities and services or by their logical extension;
(3) To promote design flexibility including placement of buildings, and use of open space, pedestrian and vehicular circulation facilities to and through the site, and off-street parking areas in a manner that will best utilize potential on-site characteristics such as topography, geology, geography, size or proximity;
(4) To provide for the preservation of historic or natural features where they are shown to be in the public's best interest including but not limited to such features as: drainageways, floodplains, existing topography or rock outcroppings, unique areas of vegetation, historic landmarks or structures.
Staff Finding – The above statements address the physical arrangement of the development and the relationship of the improvements to the surrounding environment. The Preliminary Development Plan extends the building pattern within the parameters of the existing pattern. A small pocket parking lot will be converted to building and open space if approved. As a developed site utilities are provided to the area and a logical extension is possible.
3) The nature and extent of the common open space in the Planned Unit Development, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and function of the common open space in terms of the densities and dwelling types proposed in the plan.
Staff Finding – The proposed development plan alters the building and parking lot coverage’s to the overall Phase 2 area. A landscaped area is added to the west side of the new building as a result of the removal of the parking area. The landscape plan needs to be corrected to show existing and proposed changes to materials.
4) Whether the plan does or does not make adequate provisions for public services, provide adequate control over vehicular traffic, and further the amenities of light and air, recreation and visual enjoyment.
Staff Finding –The internal vehicular circulation has been preserved through the various phases of development. The proposed Preliminary Development Plan will not alter the ability to provide public services or the main areas of the parking lot. The delivery area to the rear of the buildings is not altered by the proposed development.
5) Whether the plan will or will not have a substantial adverse effect on adjacent property and the development or conservation of the neighborhood area.
Staff Finding – The surrounding area is commercial in nature. The proposed request will allow for expanded uses with the addition of the building. There are no anticipated detrimental impacts associated with the proposed change.
6) In what respects the plan is or is not in conformance with the development standards and criteria of this article. [The general standards are found in Section 20-1006 and Preliminary Development Plan requirements are listed in Section 20-1010]
The general development standards pertaining to all planned unit developments are found in:
Section 20-1006, "General Development Standards - Planned Unit Developments,"
Section 20-1008, "Development Standards - Planned Commercial Developments,"
Section 20-1010, "The Preliminary Development Plan."
Staff Finding –As conditioned, the proposed Preliminary Development Plan adheres to Sections 20-1006, 20-1008, and 20-1010 of the Zoning Ordinance.
7) In what respects the plan is or is not in compliance with the requirements for application for tentative approval of the Planned Unit Development. [This finding refers to Section 20-1005 of the Zoning Ordinance.]
Staff Finding – The subject property is a developed commercial center that has been previously approved. The property is a redevelopment site (originally for K-Mart) and has been developed in phases. Zoning was originally approved for a PCD in the mid 1990’s and was revised in 2001 to accommodate specific changes in allowable uses within the PCD. There is no separate rezoning request that accompanies this proposed Preliminary Development Plan.
8) The sufficiency of the terms and conditions proposed to protect the interest of the public and the residents of the Planned Unit Development in the case of a plan that proposes development over a period of years.
Staff Finding – The subject property is part of a long term redevelopment activity initiated with the Preliminary Development Plan in 1996. The proposed change to add a 7,373 SF building within the site will not affect the general public other than regular construction activities. There is no residential element within the development.
9) Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.
Staff Finding –There are no recommended changes to the development site for stormwater. Development of the pad sites along Ousdahl Road (now labeled Phase 5) will require submission and approval of a new Preliminary Development Plan since there are no improvements shown at this time as well as a Final Development Plan.
Summary Conclusion
The proposed revised Preliminary Development Plan adds a building of 7,373 SF to the site in a similar pattern that was proposed in 1996. There are no changes to the service access to the buildings and the interior circulation and parking lot is maintained. Additional green space will be added as a result of the building addition and removal of a small section of parking lot that was located between two buildings.
The proposed revisions reflect only a 3% increase over the previous approved total square footage to the site.
The subject property is a special purpose district as described in the Land Development Code 20-221 to provide a suitable classification for land included in a Planned Development approved prior to the effective date (July 1, 2006). Land uses within the PD are restricted to only those for which specific approval was granted originally. Any changes to the allowable uses will be subject to Article 7 of the Development Code. None are proposed with this Preliminary Development Plan.