PC Minutes 8/29/07 DRAFT

ITEM NO. 5:        SPECIAL USE PERMIT; KU BOATHOUSE (PGP)

 

SUP-07-06-07: Special Use Permit for KU Boathouse, located at 2nd & Indiana. Submitted by Landplan Engineering, for the City of Lawrence, property owner of record.

 

STAFF PRESENTATION

Mr. Paul Patterson, presented the item. Staff recommended approval.

 

APPLICANT PRESENTATION

Andrew Pitts, Treanor Architects, showed pictures of the site and proposed concrete building. He stated that this was an optimal location for entering and exiting the park and with the recommendation of the Parks and Recreation Department they decided that this location would be the best for the building. He said the building would not obstruct any views. The first floor of the building would be for boat storage, the second floor would be used for locker rooms, team room and training room.

 

Warren Corman, Kansa University Chancellors Office, said the project was important because every university needed to make equal quality of sports between men and women varsity sports. KU is building a pretty nice facility for the football team so the same should be done for the woman’s rowing team.

 

Mr. Pitts said there were questions about the height of the building from the public. He clarified that the building would not go above the tree line and would not be seen from the road. He also said that they have been working with the Parks and Recreation Department about the trees in the area. The building would have flood vents and water would be able to go in and out of the building during floods.

 

Commissioner Harkins asked how far into the floodplain it would be.

 

Mr. Pitts said that it was about 200’ into the floodplain. He said that they did look at areas that were in the floodplain instead of the floodway but it would be across the river which would cause more impact to the wooded area.

 

Commissioner Hird inquired about the limited parking.

 

Mr. Pitts said that when there are larger crowds they have worked with the VFW to use their parking.

 

Commissioner Blaser said that the Development Code states that it would have to be for community use in open space. He felt that the rowers needed the building but he did not know if this was the right location.

 

Mr. Pitts said that part of the lease agreement would allow the ability for the City to use the facility. The Parks and Recreation Department was interested in having younger people becoming involved in rowing.

 

Commissioner Harris asked if the use of the building would be restricted to the use of the park hours.

 

Mr. Pitts said that the rowing team would only use daylight hours which would be the hours of the park.

 

Commissioner Harris inquired about the liability to the City of a private facility on public land.

 

Mr. Pitts said he assumed Kansas University Athletics would cover the liability.

 

John Miller, City attorney, said that liability would be addressed with Kansas University Athletics and that there are regulations through the Parks and Recreation Department.

 

Commissioner Harris asked if Mr. Miller if he was comfortable that the City would be adequately covered.

 

Mr. Miller felt that that ultimately the City would be comfortable with the agreement with Kansas University Athletics.

 

Commissioner Hird inquired about the Special Use Permit process.

 

Mr. Patterson stated that there had already been a public hearing meeting at City Commission with a tentative agreement, which was part of condition 1 of the Staff Report. The SUP would then be approved by City Commission in September and a lease agreement would follow that.

 

Student Commissioner Robb inquired about what would happen to the current storage facility.

 

Mr. Pitts said that the Parks and Recreation Department would look into what should happen to the old storage facility. He said that it will not be used by the rowing team though.

 

PUBLIC COMMENT

Alison Roepe, Pinckney Neighborhood, was concerned about the impact on mature trees in the park. She was concerned that the trees were not being considered in the project. She inquired about the possibility of moving the building closer to the river to protect the trees.

 

Steven Moody, felt that the potential for community rowing was needed and that the facility would build a foundation of community rowing. He stated that boat houses were typically built in floodways and that this project was designed to respect the area. He said there will be some impact on the trees but that there are plans to replace some of the trees.

 

Commissioner Eichhorn asked about the reasoning for such a large pad site outside the building.

 

Mr. Moody said that an 8 person rowing boat was 90 feet long and the boat had to be taken directly out of the building and then turned to walk it down to the river. The boats would then need an area big enough to wash them before storing.

 

Commissioner Finkeldei inquired about how many members were in the Club program.

 

Mr. Moody said the Club Team was a non-supported team, but that the membership varies from 40-65 men and women who have their own boats.

 

Jennifer Myers, assistant coach for the Kansas University rowing team, said that a concrete pad site was needed to stabilize the boats.

 

COMMISSION DISCUSSION

Commissioner Moore inquired about the location of parking stalls and how trash will be serviced.

 

Mr. Pitts said there are 2 parking lots within the park area and that trash service will be handled by Kansas University Athletics.

 

Commissioner Moore wanted to be sure that protection of the water supply during the construction phase would be written into the agreement.

 

Mr. Pitts said that the water supply would be protected.

 

Commissioner Finkeldei asked why the pad site would be concrete.

 

Mr. Pitts said it would be for the moving and maintenance of the boats. The solid piece of large pad site would be to minimize the amount of dirt traffic and reduce the maintenance cost of the facility and damage to the boats.

 

Commissioner Finkeldei inquired about outside lighting.

 

Mr. Pitts said that there would be security lighting.

 

Commissioner Eichhorn asked if the lighting would affect the neighbors.

 

Mr. Pitts said no, the lights would not reach the neighbors.

 

Commissioner Harris asked why pervious pavement used was not used.

 

CL Mauer, Landplan Engineering, said that pervious pavement would not be able to withstand Kansas winters. The water would seep into the concrete and then freeze and crack.

 

Commissioner Finkeldei asked about Ms. Roepe earlier comments about the removal of 13 trees.

 

Mr. Pitts said he believed it would be 6 or 7 trees removed but they will work with the Parks and Recreation Department to minimize the effect as much as possible.

 

Commissioner Finkeldei felt the project was a great proposal and a needed facility.

 

ACTION TAKEN

Motioned by Commissioner Finkeldei, seconded by Commissioner Chaney, to approve the Special Use Permit for the construction and use of a new KU Crew Boathouse Facility (active recreation within an Open Space Zoning District) adjacent to the Kansas River at Burcham Park, and forwarding of the SUP to the City Commission with a recommendation for approval, based upon the findings presented in the body of the staff report and subject to the following conditions:

 

1.      Execution of a lease agreement and/or a development agreement between the City of Lawrence and the University of Kansas.

 

2.      Completion of conditions of approval from the Historic Resources Commission and Board of Zoning Appeals.

 

Board of Zoning Appeals, Conditions of Approval, August 2, 2007 [B-06-07-07]

1)     The proposed boathouse be designed and constructed to floodproof the building per FEMA’s floodproofing requirements;

2)     The proposed boathouse be designed and constructed to withstand the velocity and pressure of locating within the floodway of the Kansas River;

3)     The proposed boathouse be designed and constructed to allow for easier clean-up and recovery after a flood event;

4)     A method be devised so persons at the facility would be aware when the river is rising and that they are required to vacate the area to higher ground;

5)     A Special Use Permit be obtained for the location of Active Recreation within the Open Space Zoning District from the City of Lawrence; and

6)     Approval of a local (and if required, State) Floodplain Development Permit.

 

Historic Resources Commission, Conditions of Approval, June 21, 2007 [DR-05-69-07]

1)     Applicant work with the Architectural Review Committee to finalize size, scale, massing and material for the project.

2)     Any changes to the approved project will be submitted to the Historic Resources Commission prior to the commencement of any related work.

3)     Complete construction documents will be submitted and approved by the Architectural Review Committee prior to the issuance of a Building Permit.

4)     The applicant sufficiently complete any processes required by the Director of Planning, as well as obtain any necessary variances from the Board of Zoning Appeals; Approval of this application by HRC does not guarantee the approval of the associated plan or any required variances.

 

3.      Publication of a Special Use Permit ordinance per Section 20-1306 (j).

 

          Unanimously approved 9-0. Student Commissioner Robb also voted in the affirmation.