Planning commission forwards Peaks of Lawrence assisted-living plan after public comment; parking change approved

The Lawrence and Douglas County Joint Metropolitan Planning Commission on Feb. 26 voted to forward a preliminary development plan for an assisted-living project called Peaks of Lawrence at 5275 West Sixth Street and separately approved a modification to allow parking above the code minimum.

City planner Catherine Week presented DP241006 as a preliminary and final planned-development application for an approximately 2.46-acre site currently zoned RM12 PD. She said the applicant is changing the use from multi-dwelling to assisted living, a change that requires returning to the commission as a major plan amendment. “Assisted living is geared towards 55 or over,” Week said, describing the proposal’s shared amenities and the applicant’s plan for 42 units (21 one-bedroom units and 21 two-bedroom units).

The plan keeps the building along the right-of-way fronts and places common open space adjacent to existing single-family neighborhoods. Week told commissioners the proposal meets PD open-space ratios and that staff recommended forwarding the preliminary development plan to the city commission for approval and recommending the requested parking modification.

Applicant Paul Warner of Paul Warner Architects told the commission the firm and developer Resource Housing Group are proposing 42 assisted-living units (approximately 63 bedrooms) in a two-story building and said the design removes previously planned underground parking because assisted-living uses require fewer spaces. “We’re very excited about bringing a senior housing project to this property,” Warner said, and added the proposal provides surface parking intended for residents, visitors and events.

Neighbors at the public hearing raised concerns about drainage, privacy and whether a nonlocal manager would respond to neighborhood problems. Kiran Panikkar, president of the Brantford Homeowners Association, asked whether the property tax contribution from the project would match neighborhood expectations and whether management would be local. Margaret Panicker and Judy Dreiling described repeated yard flooding and asked whether the project’s grading and stormwater plan will stop runoff into adjacent yards; Warner said the project includes curb-and-gutter work and an underground detention system and that the team expects the project to improve current drainage conditions.

On management, Sam Coats with Resource Housing Group said the project will be managed locally by Gateway Management and will have on-site staff; he added the age restriction for the property will be enforced by a land use restriction covenant required by the state agency that is financing the project.

Commission discussion focused on buffer yards, parking location and stormwater. Staff explained the project meets a Type 1 buffer requirement and that the developer proposes trees, shrubs and a fence along the south and east property lines adjacent to homes. Week said planning staff confirmed the parking meets and exceeds the numerical requirements for an assisted-living use; the applicant is proposing 61 spaces where the code requires 50.

Votes at the meeting produced 2 formal outcomes. The planning commission voted to forward the preliminary development plan to the city commission with the staff-recommended findings. The commission also approved a modification to allow parking in excess of the amount permitted in Article 9 of the land development code; the modification passed with one recorded dissent. Staff and the applicant were directed to continue addressing drainage design and the location/height of the proposed fence as the project moves to final plan and permitting.

The plan will next go to the Lawrence City Commission for final action on the PD; if the city commission approves the preliminary plan, the applicant will return for a final development plan (plat) before the property can be platted and permitted.