May 12, 2008

A. SUMMARY

SP-02-12-08: Parking Lot, a site plan for a 6 stall vehicular parking lot for a future park site located on the west side of E 1100 Road (Folks Road) and south of Peterson Road. Submitted by the City of Lawrence. The City of Lawrence is the property owner of record.

B. GENERAL INFORMATION

Current Zoning and Land Use:	OS (Open Space) District; existing unimproved park area
Surrounding Zoning and Land Use:	R-1 (Single-Family Residential) District; to the, northeast and east. Existing rural residential homes. A (Agricultural) District to the immediate north; existing residence. OS (Open Space) District to the northwest continuation of public park. A-1 (Suburban Home Residential) District to the west and south; Pending approval and publication of RS40 [Bauer Brook Estates] developing large lot estate type housing.
Site Summary:
Location	Tract A 1600 Block of E 1100 Road (Folks Road extended)
Legal Description	Bauer Brook Estates, BLK 1 TR A (annexed to the City of Lawrence Ord. # 7246 adopted 08/15/2000 BK 684/1002)
Property Area:	20.197 acres; .120 acres parking lot improvement area (5,244 SF)
Proposed Building:	No building is proposed. Parking lot improvement only.
Use Group	20-1755; Recreational Facilities – Nature Preserve/Undeveloped.
Open Space:	994 SF within the immediate improvement area.
Impervious	4,250 SF
Off-Street Parking Required:	Schedule D per 20-905
Off-Street Parking Provided:	6 spaces determined as a need by Parks Staff
Staff Recommendation: Planning staff recommends approval of the site plan.

C. STAFF REVIEW

The subject property is located on the west side of E 1100 Road (Folks Road). The property is zoned as Open Space and provides access opportunities to additional open space to the north. There are no improvements proposed to the open space other than the parking lot. The area is intended as a natural preserve/undeveloped open space area. Future hiking trails are being considered but will not be implemented as part of this site plan review. Such park improvement would not be subject to site plan review. The future addition of any structures such as shelters or restrooms would require additional site plan review. The location of the proposed parking lot is within an open portion of the site and will not affect existing stands of trees.

Access and Circulation

Vehicular access to the site will be provided via a driveway from E 1100 Road (Folks Road). There are no other access options to the property. The parking lot will include obstructions around the perimeter to prevent unauthorized motor vehicle access to the park area.

Screening

Screening is proposed along E 1100 Road to screen the parking lot. Parking is oriented to the north and should not result in a nuisance for nearby residents. No structures are proposed as part of the improvements to the site.

Commercial Design Guidelines

Commercial Design Guidelines are not applicable to improvement.

D. Findings

Per section 20-1305, staff shall first find that the following criteria have been met:

1) The Site Plan shall contain only platted land;

The subject property is platted as a tract of land in the Bauer Brook Estates subdivision. The property lines and platted lot lines coincide. No additional requirements to plat are applicable to the proposed Major Development Project.

2) The site plan shall comply with all standards of the City Code, this Development code and other adopted City policies and adopted neighborhood or area plan;

A variance was granted to allow for an alternative pavement surface and curbless construction of the parking lot (B-03-02-08). This design is intended to be temporary until such time as the adjacent street is improved to City standards. At that time, the parking lot shall be improved to current city standards. The site plan complies with the minimum requirements of the development code.

3) The proposed use shall be allowed in the district in which it is located or be an allowed nonconforming use;

The subject property is zoned OS (Open Space) District. The parking lot is intended to provide access to the open space area and is essentially an accessory use to the passive recreation activity associated with the open space. The use is consistent with the base zoning district.

4) 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 and shall also conform with adopted corridor or access management policies and;

The purpose of the parking lot is to provide vehicular access to the site. The current open ditch drainage system along the sides of E 1100 Road is not conducive to public access to the park. The overall parking lot is intended to be very limited. An area at the northwest corner of the parking lot will provide for non-motorized access for persons with mobility challenges.

5) The site plan provides for the safe movement of pedestrians within the site;

The parking area includes barriers around the perimeter to prevent unauthorized access of motorized vehicles. The park is intended for natural preserve area. Construction of the parking lot will facilitate public access to this open space.

Summary:

As a Major Development Project the proposed site plan documents the proposed conditions of the site.