SITE PLAN REVIEW
May 4, 2004
A. SUMMARY
SP-03-20-04: Minor Alterations to Existing 4-plex, a site plan for the modification of a basement apartment of a building located at 1000 Mississippi. Submitted by Christopher Turner, contractor for Ole Miss Properties, L.C., property owner of record.
B. GENERAL INFORMATION
Current Zoning and Land Use: RD (Residence-Dormitory) District; existing residential structure.
Surrounding Zoning and Land Use: RD (Residence-Dormitory) District to the east, west and south; existing residential structures.
RM-3 (Multiple-Family Residence) District to the north, existing multi-family residential.
Site Summary:
Gross Area: 5,850 SF (.13 acres)
Open Space: 3,981 SF
Pavement: 250 SF
Building Coverage: 1,619 SF [includes existing detached single car garage]
Number of Units: 4-units; Studio Apt – 2 units
Two-bedroom – 1 unit
Three-bedroom – 1 unit
Parking group and ratio: Group 2 at 1.5 space per each studio or one bedroom apartment and 1 space per bedroom for two bedroom or larger
Studio Apt – 2 units (3 spaces required)
Two-bedroom – 1 unit (2 spaces required)
Three-bedroom – 1 unit (3 spaces required)
Total 8 spaces required
Off-Street Parking Provided: Plan does not clearly designate existing off-street parking; available space is 3 to 4 parking spaces , estimated by staff.
Note: The proposed change is a minor alteration. There is no approved site plan on record for the existing improvements.
Review Comments from Other Departments/Agencies
Public Works/Engineering: Brick Sidewalk is OK, Concrete Walk is OK
Stormwater Engineering: No comments
Traffic Engineering: No comments
Municipal Utilities: No comments provided
Neighborhood Resources: No comments provided
Parks Department: No comments
Sanitation Department: No comments
Police Department: No comments provided
Fire Department: No comment
C. STAFF REVIEW
The subject property is located on the southeast corner of 10th and Mississippi Streets. The property is an existing home that includes 4 apartment units. The proposed request is to renovate the basement apartment and add egress from the apartment. There is no record of an approved site plan for the existing improvements. The applicant has provided a site plan with minimum information to comply with the procedural aspects of the approval process.
The City’s Zoning Ordinance requires approval of a revised site plan prior to issuance of a building permit. Section 20-1428 of the Zoning Ordinance defines a Significant Alteration to Existing Development, as:
“a development on improved real estate that is altered or changed in such a manner that one or more of the following is applicable:
(a) The development results in the construction of a building, structure, or addition that increases the gross square footage of the existing development by more than ten percent (10%); provided, that separate incremental developments below the 10% amount shall not be used to avoid the requirements of Sections 20-1428:1435 if in the aggregate the developments over a period of 18 months would meet those requirements; or,
(b) The estimated construction costs of the development exceeds ten percent (10%) of the most recent appraised fair market value of the existing property as determined by the County Appraiser, provided, that separate incremental developments below the 10% amount shall not be used to avoid the requirements of Sections 20-1428:1435 if in the aggregate the development over a period of 18 months would meet those requirements; or,
(c) The construction or paving of any parking lot or facility which covers ground previously not used as a parking lot or facility, or the construction or paving of any parking lot or facility which does not conform to City pavement standards pursuant to 20-1217; or,
(d) The alteration or intensification of any use which increases off-street parking requirements pursuant to Article 12 of this Chapter.”
The proposed building modifications do not alter the existing use and do not meet the definition of a significant alteration. There is a single car garage located at the rear of the property and driveway. There is no formal parking lot, and it appears that the rear yard is frequently used. Parking is calculated based on the number of studio apartments and the number of bedrooms for 2 bedroom and larger units in the RD (Residence-Dormitory) District. The required off-street parking would be 8 spaces. The proposed building modifications do not increase the parking requirement and therefore does not represent an intensification of use as defined above.
Zoning and Existing Development
The subject property is zoned RD (Residence-Dormitory) District which permits a variety of residential uses including apartments. The site is located in a developed residential neighborhood area.
Access and Parking Lot Design
The applicant does not propose any changes to the existing building exterior other than the provision of an egress from the basement unit. No changes are proposed to the existing driveway.
Summary and Conclusion
Section 20-1429 of the Zoning Code requires the submission of a site plan for minor alterations. Section 1434 allows for administrative approval of revisions to approved site plans by the Director of Planning. Because a site plan has not been previously approved this proposed site plan revision has been forwarded to the City Commission for their consideration. The proposed site plan reflects the existing conditions of the site and documents the use. The site plan provides adequate information to reasonably review the proposed building modifications with respect to land use, zoning, setback, and parking. The proposed improvement does not intensify the site with regard to land use or traffic.
The proposed site plan documents the
existing conditions of the site including the status of the off-street
parking. The applicant has been advised that future improvements to the site
be made that qualify as a “significant alteration” the property owner will be
required to modify the site or seek variances from the requirements in the code
at that time.
