PLANNING COMMISSION REPORT

Regular Agenda -Public Hearing Item

PC Staff Report

04/21/08

ITEM NO. 2A      PRELIMINARY DEVELOPMENT PLAN FOR THE OREAD; 618 W 12TH ST (SLD)

 

PDP-03-03-08: Revised Preliminary Development Plan for The Oread, located at 618 West 12th Street. Submitted by Paul Werner Architects, for Triple T, LLC, property owner of record.  

 

STAFF RECOMMENDATION:   Staff recommends approval of the Preliminary Development Plan for The Oread based on the findings presented in the staff report and forwarding it to the City Commission with a recommendation for approval.

 

Reason for Request:

Proposed mixed use residential and commercial development. Building changes exceed maximum increase allowed for a Planned Unit Development and therefore is subject to a new public hearing.

 

Project Summary:

This proposed project is a redevelopment of multiple lots that include existing commercial buildings and residential apartment units that will be demolished. A new multi-story building that includes seven stories as viewed from the front on 12th Street to include 109 total guest rooms, restaurant and retail space and two floors of condo units or extended stay suites. The hotel is scheduled to include reception rooms and other ancillary hotel amenities such as pool, weight rooms, banquet and meeting rooms and similar spaces. 

 

Parking for the hotel is proposed by providing four levels of below ground parking in a garage structure for up to 200 vehicles. The addition of below ground parking has resulted in allowing basement space to be utilized for the hotel.  The increase in building size results from this added level and the transfer of space previously devoted to parking to be incorporated into the hotel operations. Another change to the project is the elimination of one of the garage entrances to the structure from Indiana Street. The previously approved Preliminary Development Plan included two garage entrances. The revised Preliminary Development Plan eliminates the south entrance and provides pedestrian access to the building and additional retail space at that “basement level” as shown on the elevations. Because the over all addition exceeds 10% of the previously approved project, a new public hearing is required.

 

KEY POINT

·         Project is proposed as a redevelopment of existing commercial and multi-family development within the Oread Neighborhood. Total number of rooms has increased from 104 to 109.

·         Fourth level of below ground parking has added 13,556 SF.

·         Parking has increased from 167 spaces to 200 spaces.

·         Oread Neighborhood has demonstrated support of the project through multiple neighborhood meetings.

·         Planning Commission approved several waivers and reductions on October 22, 2007 related to the proposed development and are reflected in the notes on the face of the development plan.

·         Revisions have been made to the building elevations to address Commission and public comments and additional detail has been provided on these drawings.

 

 

FACTORS TO CONSIDER

·         Compliance with zoning code prior to July 2006.The general standards are found in Section 20-1006 and Section 20-1010.

·         Overall building changes require a new public hearing because of the overall increase in total square footage.

·         Previous actions related to the waivers are not affected.

 

ASSOCIATED CASES/OTHER ACTION REQUIRED

·         Z-07-13-07; CN1 and RM32 to PCD-2 to be published with recording of plat.

·         DR-07-93-07; HRC considered the project on August 16 and September 20, 2007; CC appeal considered on 2/7/08.

·         Revision to PDP-07-03-07 approved by the City Commission on February 7, 2008. [All conditions of original approval are shown on revised plan.]

·         City Commission approval of the revised Preliminary Development Plan.

·         FDP-03-04-08; Final Development Plan Concurrent consideration by Planning Commission subject to City Commission approval of the PDP.

·         Minor Subdivision (dedication of easements for access and utility)

·         Public improvement plans for off-site improvements for sanitary sewer and storm sewer are required.

·         Street improvement plans to be submitted at a later date.

·         Redevelopment Plan and Development Agreement approved and executed by the City Commission as related to the Tax Increment Financing District.

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

No new comments have been received by staff regarding this revised Preliminary Development Plan.

 

General information

 

Current Zoning and Land Use:

CN1 (Inner Neighborhood Commercial) & RM32 (Multi-Dwelling Residential); existing commercial establishments and apartment dwellings

Surrounding Zoning:

The subject property is comprised of several properties. The immediate area is surrounding by RM32 (Multi-Dwelling Residential) in all directions. Uses include apartments, single-family homes as well as a church and university property to the west and south. 

 

Subject property located within proximity to Hancock Historic district, National Register of Historic Places, Oread Historic district, Register of Historic Kansas Places, and the Jane A. Snow Residence, National Register of Historic Places and the Lawrence Register of Historic Places.

 

Site Summary: The Oread a single building single phase development

Number of Lots:      

1144 Indiana [former Yellow Sub] .162 acres

618 W. 12 Street [Crossing] .204 acres

1142 Indiana [residence/apartment] .097 acres

1140 Indiana [apartment building] .269 acres

Proposed to be re-platted as a single lot.

Gross Area:            

.746 acres

Rights-of-way:         

No new right-of-way proposed

Easements:            

20’ access and utility easement dedicated and shown on plat of property located on north side of building.

Building Size:

  99,688 GSF parking levels P4 to P1.

135,050 GSF building space including all private terrace areas (and excluding public terrace areas)

  11,719 GSF public terrace areas (included in open space calculations)

Number dwelling units:

Proposed 10 condo units on floors 6 and 7. [7 – 1 or 2 bedroom units and 3 – 3 bedroom units.] Total 26 units possible at maximum density of 35 units per acre. Rooms included in total 109 count for entire building.

Hotel Space:

99 rooms and ancillary uses

Retail Space:

24,695 GSF [19,352 NSF] includes restaurant/bar space

  Restaurant Space:

6,680 GSF [5,344 NSF]

Open Space Required:

20% per 20-1008 (B) pre 7/1/06 development code

6,499 SF

Open Space Provided:

12,707 GSF (excludes private terrace areas)

Off-Street Parking Required:

320 spaces at 1/200 for non-residential uses and 1.5 spaces per unit for residential units.

Off-Street Parking Provided:

200 spaces provided reduction granted to allow no less than 165 spaces per PDP-06-03-07 by Planning Commission on 10/22/07.

 

STAFF ANALYSIS

The property is generally located on the north side of W. 12th Street and the east side of Indiana Street. The Preliminary Development Plan proposes a mixed use residential and commercial development.  This Revised Preliminary Development Plan has been evaluated based upon the previous approval granted and 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). Findings have been updated to reflect the current plan and previous actions as appropriate.

 

1)    In what respects the plan is or is not in general conformity with the provisions of the Comprehensive Plan of the City.

 

Staff Finding – The plan generally supports infill and redevelopment of properties within existing neighborhoods.

 

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]

 

Staff Finding – The PCD zoning provides the maximum flexibility to the developer in tailoring the uses and the project to community desires. Waivers previously approved have not been altered by the addition of another level of below ground parking and the increase in interior space.  The objectives of the development to provide a mixed use infill development have not been changed by this revised Preliminary Development Plan.

 

 

 

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 – A total 6,499 SF is required to meet the minimum 20% standard set out in section 20-1008 (B). The open terrace areas represent 11,719 SF of the building. This area exceeds the minimum requirement independently. The combination of the ground level open spaces and the proposed terrace areas within the building exceed the minimum requirements of the PCD. The plan notes that the terrace areas shall not be converted to enclosed space unless a revised plan is approved. The plan also adds an additional restriction that in no case shall the open space area be reduced below 9,780 SF which is 1.5 times the requirement.

 

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 – No changes are required to the street configuration based on the Traffic Study recommendations. Pedestrian pathways are shown on the development plan consistent with previous staff comments. With regard to Oread Avenue, the City Commission’s approval of the project acknowledges the changes proposed to Oread Avenue as part of the planned off-site improvements to the area.

 

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 proposed changes to the project result from the addition of the below grade parking level, the removal of the second garage access and the reconfiguration of space within the building. The uses and building size from the exterior are not significantly altered.  The Historic Resources Commission determined there was adverse effect to the neighborhood. However, the City Commission ruled on February 7, 2008 that adverse impact had been mitigated. Minor alterations to all four elevations including materials, fenestration patterns and the garage entrances have been made to the project.

 

6)    In what respects the plan is or is not in conformance with the development standards and criteria of this article.

 

Specific waivers are associated with this proposed development including minimum area for a PCD, access to a collector street, reduction in minimum area, building setback reductions, and off-street parking reductions. Waivers and reductions were approved by the Planning Commission October 22, 2007. No changes in the area, setback or other associated elements are altered by this revised Preliminary Development Plan. A summary of the waivers can be found in the October 22, 2007 staff report for PDP-07-03-07.

 

Staff Finding – This Preliminary Development Plan is in conformance with the provisions of a Planned Unit Development.

 

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 development request is related to a rezoning action that has been approved and is pending publication [Z-07-13-07].

 

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 – It is expected that the development will take a period of time to construct and includes considerable excavation. The applicant is working with City staff to identify necessary coordination and staging activities related to construction.  However, the project is not a “phased” development that includes multiple buildings over a large area.

 

9)    Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.

 

Staff Finding – Stormwater drainage documentation was submitted to staff for review. The applicant is working on finalizing the public improvement plans for review. There is no on-site detention associated with the proposed development.