Memorandum

City of Lawrence

Planning and Development Services Department

TO:	David L. Corliss, City Manager
FROM:	Lynne Braddock Zollner, Historic Resources Administrator
CC:	Scott McCullough, Director Planning & Development Services Cynthia Wagner, Assistant City Manager Diane Stoddard, Assistant City Manager Toni Wheeler, City Attorney Randy Larkin, Senior City Attorney
Date:	July 2, 2013
RE:	July 9, 2013 Agenda Item

Please include the following item on the City Commission agenda for consideration at the July 9^th meeting. The City Commission previously directed staff to submit the final site plan to them for their review and approval.

I. Project/Item Description Consider the following items for the new development at 900 New Hampshire Street:

(a) Site Plan12-00278 including building elevations

(b) License Agreement for use of a portion of the City’s Right of Way

II. Project Description. The applicant is requesting to construct a multi-use structure at the southeast corner of New Hampshire Street and 9^th Street (900 New Hampshire Street). The primary use of the five-story structure is a 91 room hotel. The hotel will utilize a portion of the ground floor and floors 2-4. Approximately 6,860 sf of the ground floor will be retail use. The fifth floor will have three living units. The structure includes a two-level parking garage. The property is currently a vacant lot.

The proposed footprint of the structure is 19,492 sf with a total square footage of the building 127,499. The “U” shaped structure encompasses the majority of Lots 70, 72, 74, 76, and 78. There is an approximately 22’ separation from the Lawrence Arts Center to the south. This area will be a concrete patio with access from the hotel lobby. The shape of the building also creates a patio on the east. This concrete patio will be elevated from the alley and will be enclosed with a black aluminum fence with stone clad columns on a concrete wall. This area will also include a 467 sf mechanical building with adjacent dumpster enclosures. The total height for the main structure is approximately 64 feet at the northwest corner. The height of the north elevation of the structure steps down from the west to the east and is approximately 40 feet tall at the alley. The proposed materials include smooth faced and chiseled stone, brick, Nichiha panels, polished granite, composite granite panels, vertical metal panels, synthetic stucco (EIFS), cementious lap siding, and aluminum windows. Storefront systems are located on the north and west elevations. Ground floor fenestration includes the primary entrance for the hotel on New Hampshire Street and secondary entrances on New Hampshire Street and 9^th Street. Access to the subterranean garage is taken from 9^th Street. The loading dock is also accessed from 9^th Street.

III. Discussion The final site plan with building elevations for the new construction to be located at 900 New Hampshire Street is attached. The building elevations are in compliance with the elevations and materials approved Historic Resources Commission’s Architectural Review Committee (ARC) on February 22, 2013. Overall, the site plan complies with the requirements of the Land Development Code, the Downtown Concept Plan, the Downtown Urban Conservation Overlay District, the Downtown Design Guidelines 2009, and applicable City standards and policies.

When the Lawrence Arts Center was developed to the south of this property, two easements were placed on this property. A 10’ pedestrian easement (Book 773 Page 1278) was placed on the west side of the property to provide a future sidewalk because the right-of-way was used for angled parking. The design of the proposed project does not include angled parking in the right of way but rather adheres to the Downtown Design Concept Plan and the Downtown Design Guidelines with parallel parking adjacent to New Hampshire Street. This easement was considered for vacation by the Lawrence City Commission on July 2, 2013. The second easement is a Mutual Easement (Book 691 Page 1120) that was to provide access for the City during construction of the Arts Center and to provide 4 feet on Lot 78 for the purpose of installing a foundation perimeter drainage system. The applicant has allowed for this easement in the design of the new structure by providing a courtyard area in this easement area that allows for the continued drainage of the Arts Center building.

Due to the unique characteristics of the Downtown Commercial District, allowed uses in the CD Zoning District are exempt from the requirement to provide off-street parking and off-street loading spaces (20-901(f)). The proposed project includes uses that are allowed in the CD Zoning District and is therefore exempt from providing off-street parking. The project does, however, provide on-site parking in an underground garage. The two level garage will provide approximately 99 spaces. A portion of the underground parking garage, approximately 7 feet 11 inches, will be located in the public right of way. This encroachment into the public right of way will be approximately 15 feet below the surface. A license agreement should be executed for the use of the public right of way.

IV. Staff Recommendation Staff recommends approval of the attached site plan including building elevations with the following conditions:

1. Execution of a Site Plan Performance Agreement.

2. Review and approval of final construction documents by the Historic Resources Administrator for compliance with elevations approved by the Historic Resources Commission’s Architectural Review Committee.

3. Approval of this site plan does not include approval of the signage indicated on the elevations of the site plan.

4. Completion of the conditions of approval for the Certificate of Appropriateness and the Downtown Design Guidelines review.

5. Execution of a License Agreement for the Use of Right of Way.

In addition, the City Attorney’s Office has provided the License Agreement for the Use of Right of Way.

V. Action Request

(a) Approve with conditions Site Plan12-00278, including building elevations, if appropriate.

(b) Authorize City Manager to execute the License Agreement for use of a portion of the City’s Right of Way, if appropriate.