SITE PLAN REVIEW
SP-08-56-04: Cornerstone Plaza 2, a site plan for the construction of a commercial building located at 1918 E. 23rd Street. Submitted by Paul Werner Architects for, Cornerstone Plaza LLC, property owner of record.
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B. GENERAL INFORMATION
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Current Zoning and Land Use: |
C-5 (Limited Commercial) District; residential structure has recently been removed. |
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Surrounding Zoning and Land Use: |
RS-2 (Single-Family Residence) District to the north; existing manufactured housing development |
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PCD-2 (Planned Commercial District) to the west; existing commercial development |
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A (Agricultural) District and C-5 (Limited Commercial) District to the east; existing access road easement to the county fairgrounds and commercial development to the east. |
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RM-1 (Multiple-Family Residence) District to the south; existing church and apartment uses to the south. |
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Site Summary: |
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Gross Area: |
36,073 SF |
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Proposed Building: |
10,010 SF |
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Open Space: |
8,269 SF |
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Parking group and ratio:
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12 and 13 dependent on tenant mix [1 space to 200 SF and 1 space to 300 SF] |
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Off-Street Parking Required: |
32 spaces |
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Off-Street Parking Provided: |
40 (parking lot was re-striped to include compact spaces) |
Staff Recommendation: Planning Staff recommends approval of the site plan subject to the following conditions: 1. Execution of a site plan performance agreement per Section 20-1433. 2. Provision of a photometric plan per staff approval, prior is release of the site plan for issuance of a building permit. 3. Recording of Final Plat with Register of Deeds Office prior to release of the site plan for issuance of a building permit. 4. Provision of a revised site plan that includes the following: a. Revised contour lines to match approved drainage study per the approval of the City Stormwater Engineer. b. Show proposed storm sewer extension to the north and note public improvement plans per the approval of the City Stormwater Engineer; c. Show location of cross access easement; 5. Submission and approval of public improvement plans for sewer, water and stormwater improvements prior to release of the site plan for issuance of a building permit. |
C. STAFF REVIEW
The subject property is located on the north side of E. 23rd Street adjacent to the existing commercial development, 10 Marketplace. The property abuts the frontage road on the south side and an existing access easement (E 1575 Road) along the east property line. E 1575 is a strip of ground that provides access to the Douglas County Fairgrounds and is a 75’ wide roadway easement that is not annexed at this time. The property included an existing single-family residence that has recently been removed in anticipation of redevelopment.
It should be noted that the final plat for the subject property has been approved, but has not been recorded as of the date of the preparation of the staff report. Staff recommends that a condition be added to prohibit issuance of a building permit prior to the recording of the final plat with the Register of Deeds Office.
The subject property is zoned C-5 (Limited Commercial) District which permits a variety of uses including retail, automotive, and office uses. The site is located along an existing commercial corridor.
Access and Parking Lot Design
Access to the site is provided via the abutting frontage road and county road. A cross access easement was also approved as part of the subdivision plat in the north portion of the site.
D. Findings
Per Section 20-1432 staff shall first find that the following conditions have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The property is zoned C-5 (Limited Commercial) District which permits a variety of commercial uses. The site plan indicates the proposed uses include office and retail uses.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed site plan is an infill/redevelopment project. Parking will be provided on both the north and south sides of the new building and access to the building is accommodated to both the north and south parking lot areas. The subject property is self-contained and was not part of the abutting commercial development to the west. Cross access was executed as part of the subdivision process for the subject property that allows for future connection if and when it is determined to be appropriate. The proposed development is compatible with the adjacent land uses. Minimal screening is provided along the north end of the property which abuts an existing manufactured housing development.
The north property line is encumbered with a utility easement that makes installation of landscape difficult. Minimum landscape material is provided abutting the north parking stalls to shield headlights. Staff recommends that the fence be made solid to better screen the commercial use from the residential use to the north. The site plan needs to be revised to show and label the location of the cross access easement that was approved as part of the subdivision plat for this property in the rear of the site.
The City Stormwater Engineer has reviewed and approved the proposed drainage study for this site. This study split the site drainage to multiple discharge points. It was noted that the site plan must be revised to show the proposed contours to match the approved study. Additionally, the site plan must show the proposed storm sewer extension to the north and include a note to reference public improvement plans. These elements are reflected as conditions of approval.
(c) That the 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;
Vehicular access to the site is restricted. A single access point to and from the site is proposed from the frontage road to the south/front parking area. A second access to the north/rear parking lot is provided from the abutting roadway easement (E 1575). This roadway easement also provides access to the commercial building to the east. The interior of the site allows for turnaround movements as necessary to exit the site.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The site plan includes a sidewalk along the frontage road as well as the building entry. No sidewalk is proposed along E 1575 as it is a county roadway easement at this time.
(e) That there is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public right-of-way) of site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for buildings, structures, parking, or accessways shall be landscaped with a mixture of grass, trees and shrubs;
There will be a sufficient mixture of grass and trees within the interior and perimeter of site so the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Only the perimeter of the site is proposed to remain as open space.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
The plan shows a trash storage area in the northwest corner of the site and the plan notes that it must be constructed to minimum city standards.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
It was noted as part of the subdivision review public improvement plans will be required to extend the sanitary sewer and municipal water lines to this site. Additionally, the single-family house has been removed to allow for the commercial redevelopment of the site.