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PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item |
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ITEM NO. 3: IG TO CS; .499 ACRES; 612 & 616 N 2ND ST (SLD)
Z-09-17-07: A request to rezone a tract of land approximately .499 acres, from IG (General Industrial) to CS (Strip Commercial). The property is located at 612 & 616 N 2nd Street. Submitted by Paul Werner Architects LLC, for Parallel Properties LLC, property owner of record.
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STAFF RECOMMENDATION: Staff recommends approval of the .499 acres from IG (General Industrial) to CS (Strip Commercial) based on the findings presented in the staff report and forwarding it to the City Commission with a recommendation for approval subject to the following condition:
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Reason for Request: |
Proposed redevelopment of two existing lots with automotive related uses. |
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KEY POINT Subject property includes two lots immediately adjacent to the north side of the existing CS district along N. 2nd Street.
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GOLDEN FACTORS TO CONSIDER
SURROUNDING ZONING AND LAND USE · Immediate area includes commercial, industrial and residential uses and zoning abutting the subject property.
CHARACTER OF THE AREA · The subject property is located along an existing commercial corridor that also is a gateway into the City of Lawrence.
CONFORMANCE WITH THE COMPREHENSIVE PLAN · The subject property is located within an existing commercial strip area as described in Horizon 2020. · Redevelopment of parcels along N. 2nd Street is recommended as part of an important entryway/gateway to Lawrence.
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ASSOCIATED CASES/OTHER ACTION REQUIRED
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING · None received prior to completion of this staff report for inclusion in Commission packets. |
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Current Zoning and Land Use: IG (General Industrial) District; existing carwash and commercial building. |
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Surrounding Zoning and Land Use: IG (General Industrial) District to the north and west; existing commercial uses.
RS7 (Single Dwelling) Residential District to the east, existing residential lots with 280’ fronting to Lincoln Street.
CS (Commercial Strip) District to the south. Former grocery store, current use is commercial sales. |
Project Summary:
The proposed request includes two developed parcels located along N. 2nd Street to be rezoned to facilitate redevelopment of the property. The applicant is also the owner of the abutting property to the south and parking lot on the south side of Lincoln Street. The subject property is located in North Lawrence and includes all of Lot 140, North Lawrence Addition No. 2. A site plan and local floodplain development permit have been submitted for staff review. Approval of the site plan is dependant upon the proposed rezoning and would require the publication of the rezoning ordinance prior to approval. It is not anticipated that the property would have to be replatted in the future. Compliance with minimum development standards and access management is required of any proposed redevelopment of the subject property. Key issues if approved are the reduction of existing curb cuts and the appropriate application of screening and buffering of the abutting residential area to the east.
Per Section 20-1303 (g) Review and Decision – Making Criteria: In reviewing and making decisions on proposed zoning map amendment, review and decision making bodies shall consider at least the following factors:
1) CONFORMANCE WITH THE COMPREHENSIVE PLAN
A key feature of Horizon 2020 states: The plan supports infill development and redevelopment which provides a range of residential, commercial, office, industrial and public uses within these parcels, consistent and compatible with the established land use pattern in surrounding areas (Chapter 3). Further the plan encourages the development of neighborhoods in a range of densities to provide a sense of community and to complement and preserve natural features in the area. The plan also recognizes the need to transition land uses and to help avoid major or abrupt changes in density and building type.
The proposed project includes a development plan of two currently developed parcels and is considered to be an infill/redevelopment project of existing commercial properties. A commercial strategy noted in Chapter 6 of Horizon 2020 states: Encourage infill development and/or redevelopment of existing commercial areas with an emphasis on Downtown Lawrence and existing commercial gateways.
The CS district was created to provide for existing commercial strip development along the City’s arterial streets (Section 20-213, Land Development Code). The Development Code further states that “new undeveloped parcels shall not be zoned CS except in the case where an undeveloped parcel is adjacent to an existing CS , then the adjacent undeveloped parcel may be zoned to the classification CS to allow for expansion of an existing CS use onto the undeveloped adjacent parcel.” The Development Code addresses the condition of undeveloped parcels. The subject properties are improved with buildings and parking lots. A site plan for redevelopment has been submitted subject to approval of the rezoning. The subject property is under the same ownership as the abutting property to the south (608 N. 2nd Street).
Strip commercial development is characterized by developments that do not meet current standards for lot dimensions and area, frontage, curb cut locations, or presence of internal frontage roads for cross access as described in Horizon 2020.
Dimensional standards applicable for the CS district can be met by the combination of the two subject properties. The minimum lot width is 50 feet for existing CS lots and 100 feet for lots platted after the effective date of the ordinance. The properties combined include approximately 151’ of width (frontage along N. 2nd Street).
Horizon 2020 states “redevelopment within Strip Commercial Development areas shall be approved only when the redevelopment complies with any adopted redevelopment plan or access management plan for the area. Cross access easements and curb cut consolidation should be considered a standard element of any redevelopment plan, as shall a solid screen or buffer along all property lines adjoining residentially zoned or developed areas. As a condition of approval the subject property shall be allowed only one curb cut for the entire area. This curb cut is recommended to be shared along the north property line of the IG District. This will comply with the policy to reduce curb cuts along arterial streets. The proposed rezoning does not encroach into the abutting residential area.
N. 2nd Street and N. 3rd Street are identified in Chapter 6 of Horizon 2020 as an “existing Strip commercial area” (page 6-8). The current zoning of the corridor includes both commercial and industrial districts. The Plan further recommends that this area, where uses are marginal, obsolete and underutilized, be redeveloped or reconstructed.
Staff Finding – The subject property/location is identified in Horizon 2020 as an existing commercial strip area and is recommended for redevelopment specifically addressing improved parking, signage and landscaping to enhance the corridor.
2) ZONING AND LAND USES OF NEARBY PROPERTIES
Staff Finding – The subject property is adjacent to industrial, commercial and detached single-dwelling residential zoning districts. The area is a developed corridor along N. 2nd Street and part of the North Lawrence neighborhood.
3) CHARACTER OF NEIGHBORHOOD
Staff Finding – The subject property is located in the North Lawrence neighborhood. This neighborhood is characterized as having a variety of land uses with residential uses frequently found adjacent to and abutting intensively zoned property. N. 2nd Street is a gateway to the City of Lawrence. The corridor along N. 2nd Street is dominated by commercial and industrial uses.
4) PLANS FOR THE AREA OR NEIGHBORHOOD, AS REFLECTED IN ADOPTED AREA AND/OR SECTOR PLANS INCLUDING THE PROPERTY OR ADJOINING PROPERTY
Horizon 2020 addresses the need to redevelop properties in a more efficient manner along N. 2nd Street as discussed above. This area was also included in a grant funded transportation enhancement improvement project that provided sidewalks and a uniform landscape plan along the corridor. Any redevelopment of the subject property should incorporate these elements for consistency. The current guiding document for the North Lawrence area is the adopted comprehensive plan, Horizon 2020.
Staff Finding –Horizon 2020 contemplates redevelopment along the N. 2nd Street Corridor. Approval of the request will expand the footprint of the commercial district and reduce the area zoned for industrial uses abutting the residential area to the east.
5) SUITABILITY OF SUBJECT PROPERTY FOR THE USES TO WHICH IT HAS BEEN RESTRICTED
The current zoning allows for a range of intensive land use activities on relatively small parcels of land. A distinguishing characteristic of the CS District is the allowance of multi-dwelling residential uses that are not allowed in the IG District. Other uses allowed in the CS District include Eating and Drinking Establishments, Office Uses, and Retail Sales and Services that are otherwise not allowed in the IG District. Approval of the request will result in a loss of one-half acre of existing industrially zoned property.
Staff Finding – Approval of the request will facilitate redevelopment of the subject properties.
6) LENGTH OF TIME SUBJECT PROPERTY HAS REMAINED VACANT AS ZONED
The subject property is not currently vacant but includes two existing commercial building that have been automotive-related uses historically.
o M-2 zoning established in 1966 upon adoption of the zoning code.
o Property was rezoned to IG in July 2006 as part of the adoption of the Development Code.
o C-4, (now CS) zoning on the west side of N. 2nd Street was added in 2001 (Alex Auto, 601 N. 2nd Street).
o C-4, (now CS) zoning to the south was established in 1966 upon adoption of the zoning code (608 N. 2nd Street and parking lot to the south).
Article 20-213 of the Development Code states that expansion of development in the CS district shall not exceed 25% of the lot area of the development and that expansion on the adjacent lot must implement the goals, policies and strategies of the Comprehensive Land Use Plan. The proposed rezoning expands the existing contiguous CS district by 24.20%.
Staff Finding – The subject property is not currently vacant. The property has been used for commercial uses since 1966. The addition of the subject property to the existing CS district total is consistent with the maximum area allowed.
7) EXTENT TO WHICH APPROVAING THE REZONING WILL DETRIMENTALLY AFFECT NEARBY PROPERTIES
Staff Finding –In anticipation of redevelopment of the property and improvement of access to N. 2nd Street, and compliance with screening and buffering requirements not currently present on the subject property, approval of the proposed change will not detrimentally affect nearby properties but will result in an improvement for the immediate area.
8) THE GAIN, IF ANY, TO THE PUBLIC HEALTH, SAFETY AND WELFARE DUE TO DENIAL OF THE APPLICATION, AS COMPARED TO THE HARSHIP IMPOSED UPON THE LANDOWNER, IF ANY, AS A RESULT OF DENIAL OF THE APPLICATION
Staff Finding – Upon redevelopment of the subject property the total driveway curb cuts shall be reduced. This will improve traffic efficiency along the corridor.
9) THE RECOMMENDATION OF THE CITY’S PROFESSIONAL STAFF
The key benefit in the expansion of the CS district along N. 2nd Street is the redevelopment potential of the site. The addition of landscape protections to the abutting residential area will increase the buffer between uses. Additionally, access management is a main tool in addressing traffic concerns along major arterial streets. The redevelopment of these lots allows for the ability to significantly improve access by reducing the number of curb cuts along this section of the street. The proposed redevelopment will remove the carwash building thus opening the north portion of the site and the ability to share access with adjoining property.
Staff Finding –The proposed change is an expansion of the existing CS district. Development will allow for improved protection to the adjacent residential area to the east through new landscaping requirements. Staff recommends approval of the proposed zoning change to facilitate redevelopment of the subject property.