SITE PLAN REVIEW

SITE PLAN REVIEW

CITY COMMISSION

June 5, 2007

A. SUMMARY

SP-06-54-06: Glenwood Apartments, a site plan for apartments at the southeast corner of Wakarusa and Eisenhower Drives. Submitted by Paul Werner Architects for Glen Westervelt, property owner of record.

B. GENERAL INFORMATION

Current Zoning and Land Use:

UR (Urban Reserve) District; undeveloped. [Note: RM12 zoning is pending site plan approval.]

Surrounding Zoning and Land Use:

PCD (Planned Commercial), RS10 and RS7 (Single-Dwelling Residential) Districts to the north and east; Single- and multi-family residences.

OS (Open Space) District to the south; City parkland.

RS7 to the west; Single-family residences.

Site Summary:

Gross Area:

Total Number of Proposed Units:

Total Number of Proposed Buildings:

Proposed Density:

10.578 acres (460,778 square feet)

131 units

6 16-plexes, 8 4-plexes, and 1 3-unit clubhouse

12.38 units/acre

Existing Building Coverage:

Total Proposed Building Coverage:

none

1.986 acres (86,500 square feet)

Off-Street Parking Required:

Off-Street Parking Provided:

220 spaces (1.5 spaces/1 and 2 bedroom apt. + 2.5 spaces/3 bedroom apt. + 7 accessible spaces)

273, including 9 accessible spaces

Staff Recommendation: Staff recommends approval of SP-06-54-06: A site plan for apartments at the southeast corner of Wakarusa and Eisenhower Drives, subject to the following conditions:

1. Submittal of a Site Plan Performance Agreement.

2. Submittal and approval of a photometric plan.

3. Submittal of an Agreement not to Protest the Formation of a Benefit District for Future Intersection Improvements to the Intersection of Wakarusa Drive and Eisenhower Drive.

4. Submittal of Public Improvement Plans to the Utilities Department for sanitary sewer (inclusion of stub line locations are suggested) and water lines prior to releasing the site plan for building permits.

5. Submittal of a Stormwater Pollution Prevention Plan (SWP3) to the Public Works Department prior to releasing the site plan for building permits.

6. Submittal of stormwater construction documents to the City’s Stormwater Engineer for review of curb inlet sizes prior to releasing the site plan for building permits.

7. Recordation at the Register of Deeds’ Office of utility easements for appropriate proposed public utilities prior to releasing the site plan for building permits.

8. Revision of the site plan to include the following:

a. Relocation of the service lines for buildings C and D to the parking lot islands near the north end of the buildings.

b. Inclusion of additional utility easements, recorded by separate easement, and Book and Page numbers for proposed public utilities.

Southeast corner of Eisenhower and Wakarusa, 2003 Aerial

C. STAFF REVIEW

The subject property, which is zoned UR (Urban Reserve) District, is located on the southeast corner of Eisenhower and Wakarusa Drives. RM12 zoning is pending publication upon the approval of the subject site plan. The site is currently undeveloped. The Glenwood Addition Final Plat, which includes 11 single-family lots and the subject multi-family lot, was recorded at the Douglas County Register of Deeds’ Office on 11/10/06. As the subject site plan application was submitted prior to the adoption of the Lawrence Land Development Code, the application was reviewed for its consistency with the City’s previous Zoning Regulations.

D. Findings

Per Section 20-1432 of the City’s Zoning Regulations, 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 purpose of the RM (Multiple-Family Residence) Districts is to “…provide areas for medium and high population density. RM districts will consist mainly of …open areas where future multi-family development appears desirable. In addition to the general purposes applying to the RM and RS districts, the regulations for the RM Districts are designed to encourage the provision of multiple-family accommodations in districts of four permitted densities…” The proposal includes 131 units, which is permissible in the RM-1 District (now RM12 District).

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

The proposal includes six 16-plex apartment buildings, eight 4-plex apartment buildings, one clubhouse with three one-bedroom units, and a swimming pool. The project has been designed so that the least dense buildings abut the single-family residences to the west. The rezoning staff report emphasized the importance of ensuring proper transition and buffering between the single-family and multi-family portions of the project. The addition of trees in combination with existing trees, over 80 feet of physical separation, and the inclusion of less dense buildings along the project’s western edge result in buffering and transition from the single-family residences to the 16-plexes within the project.

Regarding parking, 220 spaces, including seven accessible spaces, are required. Section 3.1 of the “Parking Information” section of the site plan needs to be revised to accurately reflect the number of required parking spaces. Two hundred seventy three spaces are being provided. This figure includes 27 parking spaces within garages, 10 spaces within carports, and nine accessible spaces. Twenty three bicycle parking spaces are required and 25 spaces are proposed.

The apartment complex will be accessed via two access points – one off Wakarusa Drive and one off Eisenhower Drive. A Traffic Impact Study was submitted and approved by City staff. Per the recommendation of City staff, an Agreement not to Protest Future Intersection Improvements to Wakarusa Drive and Eisenhower Drive should be submitted as a condition of approval.

All proposed lighting has been shown on the site plan. No pole lighting is proposed at this time. A revised site plan will be required if pole lighting is proposed in the future. A photometric plan is required to be submitted and approved prior to the site plan being released for building permits.

Regarding landscaping, several shade trees, evergreens, ornamental trees, deciduous trees, and evergreen shrubs are proposed with the project. The plan also notes that existing vegetation is to remain and will be protected within 10 feet via fencing. The required amount of interior landscaping is being provided, with 11,970 square feet required and 12,600 square feet proposed.

Regarding drainage, City staff determined that a drainage study is not required for this project, as a previous public improvement project handles the stormwater runoff from this project. However, a Stormwater Pollution Prevention Plan needs to be submitted prior to release of the plan for building permits. The City’s Stormwater Engineer would also like to review the stormwater portion of the site’s construction documents to ensure the size of the stormwater pipes is sufficient.

(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 site plan includes the addition of two new curb cuts for the apartment complex – one off Wakarusa Drive and one off Eisenhower Drive. Per the recommendation of the Traffic Impact Study (TIS), an Agreement not to Protest Future Intersection Improvements to Include Possible Signalization and Geometric Improvements to the Intersection of Wakarusa Drive and Eisenhower Drive shall be submitted as a condition of approval. The TIS also recommended that the Wakarusa driveway approach grade be between -3% and +3% and that the sight triangle at the southwest quadrant of the proposed driveway and Wakarusa Drive be kept unobstructed; therefore, the driveway grade is noted as 2% and the southwest quadrant has been kept clear of obstructions.

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

The site internally includes five or 6.5-foot wide sidewalks abutting all buildings. Internal sidewalks connect with abutting public sidewalks along Eisenhower Drive in two locations and along Wakarusa Drive in three locations. A striped crosswalk has been included to aid residents in safely crossing a drive aisle near the swimming pool and clubhouse. Existing sidewalks built to City standard abut the site along Eisenhower Drive and Wakarusa Drive. The sidewalk along Eisenhower Drive is 5 feet wide, and the sidewalk along Wakarusa Drive is 10 feet wide.

(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;

Several shade trees, evergreens, ornamental trees, deciduous trees, and evergreen shrubs are proposed to be planted with this project. The plan also notes that existing vegetation is to remain and will be protected within 10 feet via fencing. The required amount of interior landscaping is being provided, with 11,970 square feet required and 12,600 square feet required.

(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 five dumpster locations and a note has been included on the plan, stating that all dumpsters will be screened by a 6-foot tall enclosure per 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 is undeveloped, and does not include improvements. Public Improvement Plans are required for sanitary sewer and water main improvements. Additionally, a Stormwater Pollution Prevention Plan and stormwater construction documents are required to be submitted to the City’s Stormwater Engineer for review.

E. CONCLUSION

Staff recommends approval of SP-06-54-06: A site plan for apartments at the southeast corner of Wakarusa and Eisenhower Drives, subject to the following conditions: