1

SUPPORTING RESEARCH AND FINDINGS: 1. Review of surrounding high-density residential development Staff reviewed several multi-dwelling projects around the university and in other parts of the community for the number of units, number of bedrooms, number of required parking and number of parking provided. Specific developments requested by the City Commission were included in the review. Staff focused on larger projects associated with high-density residential development. Not counted in this summary are large homes that have been converted to multi-dwelling residential structures and boarding houses. Staff did include some Greek housing located immediately adjacent to the University. Most of the high-density residential development occurred prior to the adoption of the 2006 Land Development Code. The significant difference between the two codes is the changes to allowable density and the off-street parking calculation. Prior to 2006, very high-density residential uses [Greek housing and dormitory-type residences halls] were located in the RD-(Residence-Dormitory) District. This area included all of the KU campus area east of Iowa Street, as well as areas surrounding the University. See Figure 1. Other zoning district that permitted a very high-density1 residential use included RM-2, RM-2A, RM-3, RO-1 and RO-1A. These zoning districts were located adjacent to the RD district in the Oread Neighborhood or along the major arterial street corridors such as N. Iowa, W. 6th Street, Bob Billings Parkway, Clinton Parkway, and S. Iowa Street. One exception to this location description is a large area zoned RM-2 located in the Pinckney Neighborhood north of W. 6th Street. While zoned for high-density development, much of the Pinckney Neighborhood area is developed at a density less than 20 dwelling units per acre. See Figure 2.

Prior to 2006, a large area both north and east of the KU Campus was zoned RD (Residence-Dormitory District). This district allowed the highest maximum density, 54 dwelling units per acre, of any residential district in the City. The next highest density residential district was RM-3 at 43 dwelling units per acre. These districts were associated with multiple-family dwellings and dormitory type residence halls as well as Fraternity and Sorority uses. The Land Development Code, adopted in 2006, provides a distinction between very high-density residential development and Greek housing. The code substantially reduced the area zoned for Greek housing to areas that were currently developed with or owned by Greek organizations. See Figure 3. The maximum density allowed in the highest intensity residential zoning districts was also adjusted downward from 54 to 32 dwelling units per acre.2

1 High-density residential use is density of 16 dwelling units per acre or greater. 2 Additional density can be earned in residential zoning districts in some cases by using bonus points to achieve a higher overall density.

2

Prior to 2006 off-street parking required for these districts was based on bedrooms or units, depending on the use or base zoning district.

Spaces Bedroom 1.5 Per each 1 bedroom apartment or studio 1.5 Per each 2 bedroom apartment (other than RM-3 or RD) 2.5 Per each 3 bedroom apartment or larger (other than RM-3 or RD)

1 Per bedroom for 2 bedroom apartment or larger when located in in RM-3 or RD 1.5 Per 2 lawful occupants of fraternity, sorority, dormitory type residence hall, and

rooming/boarding house

Most of the multi-dwelling and fraternity/sorority uses surrounding the university were developed under this design standard. The following table provides a summary of specific high-density multi-dwelling uses in the immediate area surrounding the proposed Here at Kansas as requested by the City Commission.

Sample of High Density Residential Development Around University

Address Units Bedrooms Parking Required

Parking Provided Neighborhood

Use/Project Name

1400 BBP 627 1036 1089 1128 Sunset Hills Meadowbrook 1043 Indiana St. 32 102 114 114 Oread Varsity House

1200 Oread Mixed-Use/10 condo 311 reduced

to 167 200 Oread The Oread 1800 Naismith Dr. 252 459 unknown 228 University Place Naismith Hall 1605 Tennessee St. 24 44 44 45 Oread Melrose Place

Additional high-density residential developments were also reviewed for bedrooms and off-street parking requirements. The attached tables and maps provide a comparison of these various developments. As expected, developments farther from the university include larger parking areas. Off-street parking is dominated by surface lots rather than garages other structured type parking. Many multi-dwelling projects do provide carports as an amenity for some portion of the off-street parking for the development.

3

2. Review of other collage towns: Staff reviewed the parking requirements for multi-family developments in the Big 12 university communities as well as four previous Big 12 communities. As expected, the results are varied. The Lawrence Development Code requires 1 space per bedroom + 1 space per 10 dwelling units to accommodate guests. The majority of communities require 1 – 2 spaces for each one-bedroom unit. The most variation is seen in the three- and four-bedroom units where requirements vary from 1 – 4 spaces per unit. The average requirement for a three-bedroom apartment was 2.5 spaces per unit.

Several of the codes included special standards for either mixed use districts or districts near downtown or campus locations. As noted, the Lawrence Development Code increased requirements in 2006 to require additional parking for larger-bedroom developments. With current work to analyze and revise various standards in ARTICLE 9 – PARKING, LOADING AND

ACCESS, it may be appropriate for Staff to do additional research to determine the specific needs for apartment developments in Lawrence. See Spreadsheet.

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3. KU Parking Review Jayhawker Towers and Stauffer Place are the only apartments on Campus. Currently much of the parking for Stauffer Place is used by the Daisy Field (Daisy Hill) freshman due to the loss of Daisy Field (Daisy Hill) parking lots to construction. Stauffer Place also has a large international graduate student population. International students most often do not own cars and thus do not purchase permits. An observation provided by KU parking staff is that GSP/Corbin and the Scholarship Hall residents are located close enough to available City streets with on-street parking and are likely to choose to park off-campus rather than purchase a student parking pass. See Figure 4.

Hall (Capacity) Actual Residents

Class of Permit Holder

# Permits

Sold

% with Permits

Jayhawker Towers (747) 672 Class 432 64% Freshman 168 Freshman 88 52% Sophomore 228 Sophomore 147 64% Junior 133 Junior 102 77% Senior 126 Senior 91 72% Graduate 17 Graduate 4 24%

Hall (Capacity) Actual

Residents Class of Permit

Holder #

Permits Sold

% with Permits

Stouffer Place (269) 200 Class 141 71% Freshman 2 Freshman 31 1550% Sophomore 2 Sophomore 0 0% Junior 7 Junior 5 71% Senior 15 Senior 15 100% Graduate 174 Graduate 90 52%

See Spreadsheet for complete KU parking data summary. Assumptions for applying parking to the Here project:

1. The proposed Here project will function similar to the apartments on campus and be dominated by a higher percentage of upper-class students (non-freshman).

2. An average of the sophomore, junior and senior residents that currently having parking permits in the Jayhawker Tower apartments is to 71%.

3. Applying the 71% of permitted vehicles to the Here project calculates to a requirement of requires 477 off-street parking spaces for the residential use.

[71% of 672 occupants = 477 students with a car]

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Rhode Island StAlabama St

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W 19th TerKasold Dr

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Sunset Dr

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Hilltop Dr

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Orc ha rd Ln

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Schwarz Rd

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Florida St

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Frontier Rd

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Un iversityDr

Melholland Rd

Holiday Dr

Kentucky St

Highland Dr

Ohi oSt

Ava lon Rd

StAn d rews Dr

E 8th St

Top eka Ln

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Da kota St

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Stew a rtAve Clifton Ct

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Apple Ln

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Pa rkHillTer

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Free S

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Oxford Rd

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Tra il Rd

IowaSt

Oread Ave

Jenny Wren Rd

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Rockledge Rd

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Colora d o StW 13th St

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Crestline Ct

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Redbud Ln

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Atc hisonAve

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Oxford Rd

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Ohio St

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Oxford Rd

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Ava lon Rd

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Kentucky St

Tennessee StW 9th St

Lawrenc eAve

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Na ism ithDr

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DISCLAIM ER NOTICEThe m a p is p rovid ed “a s is” without wa rra nty or a ny rep resenta tion of a c c ura c y, tim eliness or c om p leteness. The b urd en ford eterm ining a c c ura c y, c om p leteness, tim eliness, m erc ha nta b ility a nd fitness for or the a p p rop ria teness for use rests solely onthe requester. The City of La wrenc e m a kes no wa rra nties, exp ress or im p lied , a s to the use of the m a p . There a re no im p liedwa rra nties of m erc ha nta b ility or fitness for a p a rticula r p urp ose. The requester a c knowled ges a nd a c c ep ts the lim ita tions ofthe m a p , inc lud ing the fa c t tha t the m a p is d yna m ic a nd is in a c onsta nt sta te of m a intena nc e, c orrection a nd up d a te. Da te: 9/30/20141 inc h = 1,789 feet

900 0 900 1,800 2,700 3,600450Feet

Resid enc e-Dorm itory Distric t Zoning Pre 2006

LegendUniversitiesNAME

University of Ka nsa sRD Zoning (54 d u/AC)RM -3 (43 DU/AC)

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Haskell Ave

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DISCLAIMER NOTICETh e m ap is prov id ed “as is” with out warranty or any representation of ac c uracy, tim eliness or c om pleteness. Th e burd en fordeterm ining ac c uracy, com pleteness, tim eliness, m erc h antability and fitness for or the appropriateness for use rests solely onth e requester. Th e City of Lawrence m ak es no warranties, express or im plied , as to th e use of the m ap. Th ere are no im pliedwarranties of m erc h antability or fitness for a partic ular purpose. The requester ac k nowled g es and ac cepts th e lim itations ofth e m ap, inc lud ing th e fact that th e m ap is d ynam ic and is in a c onstant state of m aintenance, c orrection and upd ate. Date: 10/1/20141 inc h = 4,369 feet

2,100 0 2,100 4,200 6,300 8,4001,050Feet

Hig h -Density Resid ential Zoning P re 2006

LegendUniversitiesNAME

Univ ersity of KansasRD Zoning (54 d u/AC)Hig h Density Resid ential (20+ DU/AC

GSP/Corbin

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Louisiana St

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Emery Rd

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University DrW 13th St

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Illinois StW 12th St

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Clifton Ct

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Greever Ter

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Hillview Rd

Em era ld Dr

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Oxford Rd

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W 16th StOread Ave

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Strong Ave

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Louis

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Universityof Kansas

U-KU

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DISCLAIM ER NOTICEThe m a p is p rovid ed “a s is” without wa rra nty or a ny rep resenta tion of a c c ura c y, tim eliness or c om p leteness. The b urd en ford eterm ining a c c ura c y, c om p leteness, tim eliness, m erc ha nta b ility a nd fitness for or the a p p rop ria teness for use rests solely onthe requester. The City of La wrenc e m a kes no wa rra nties, exp ress or im p lied , a s to the use of the m a p . There a re no im p liedwa rra nties of m erc ha nta b ility or fitness for a p a rticula r p urp ose. The requester a c knowled ges a nd a c c ep ts the lim ita tions ofthe m a p , inc lud ing the fa c t tha t the m a p is d yna m ic a nd is in a c onsta nt sta te of m a intena nc e, c orrection a nd up d a te. Da te: 10/6/20141 inc h = 902 feet

450 0 450 900 1,350 1,800225Feet

High-Density Resid entia l Zoning Pre 2006

LegendNAME

University of Ka nsa sRM G (M ulti-Dwelling/Greek Housing)RD Zoning (54 d u/AC)