SITE PLAN REVIEW
SP-08-51-04: A site plan for the redevelopment of commercial buildings at 642-646 Locust Street and an additional parking lot at 645 Locust Street. Submitted by Paul Werner Architects for D & D Rental, property owner of record.
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Current Zoning and Land Use: |
C-5 (Limited Commercial) District, Zoning Ordinance published on October 15, 2004; Existing vacant commercial buildings.
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Surrounding Zoning and Land Use: |
M-3 (Intensive Industrial) District to the north and C-4 (General Commercial) District to the east across N. 7th Street; Existing Commercial Businesses. RO-2, (Residence-Office) District to the west on the south side of Locust Street ; Existing duplexes on individual lots. RS-2 (Single-Family Residential) District to the south; Existing adjacent church to the south, single-family homes to the southwest.
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Site Summary: | |
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Site Area: |
14,079 Square Feet/0.32 acre south side of Locust 11,325 Square Feet/0.26 acre north side of Locust 25,404 Square Feet/0.58 acre Total Site |
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Proposed Building Coverage: |
1,425 SF north side existing, 0 SF proposed 5,597 SF south side existing, 5,863 SF proposed 7,022 SF existing, 5,863 SF proposed Total Site |
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Pavement |
0 SF north side existing, 7,060 SF proposed 0 SF south side existing, 5,392 SF proposed 0 SF existing, 12,452 SF proposed Total Site |
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Impervious: |
1,425 SF north side existing, 7,060 SF proposed 5,597 SF south side existing, 11,255 SF proposed 7,022 SF existing, 18,315 SF proposed Total Site |
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Pervious: |
9,900 SF north side existing, 4,265 SF proposed 8,482 SF south side existing, 2,824 SF proposed 18,382 SF existing, 7,089 SF proposed Total Site |
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Off-Street Parking Required: |
40 Parking spaces per Board of Zoning Appeals |
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Off-Street Parking Provided: |
18 Parking spaces with Phase I & II. 22 Additional parking spaces with Phase III. |
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions: 1. Provision of a revised site plan to include the following notes: a. No occupancy will be allowed until site improvements are completed. 2. Provision of a revised site plan to include the following changes: a. Update the project site and site calculations, per the final plat approval. b. Provide the proposed phasing of the project. c. Update parking calculations, based upon proposed phasing of project. d. List the number and types of apartments. e. List the Net Square Feet of commercial space that will be available. 3. Execution of a site plan performance agreement per Section 20-1433. 4. Submittal of public improvement plans to Public Works for street, sidewalks, and stormwater improvements. 5. Filing of Final Plat prior to release of the Site Plan to Neighborhood Resources.
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C. STAFF REVIEW
The applicant is proposing to redevelop existing commercial buildings located at the southwest corner of Locust Street and N. 7th Street in the North Lawrence Neighborhood. The proposed use of the buildings is for commercial retail and multiple-family residential, with one studio apartment on the main floor with five apartment units on the second floors.
The property being site planned has two parts. The part on the south side of Locust Street has five existing one and two-story buildings. The part on the north of Locust Street has two remaining structures which are proposed to be removed for additional parking. The property has been cleaned up for the anticipated commercial redevelopment.
There are 5 existing buildings on the south side of Locust Street. The site plan indicates the eastern three buildings (a one-story brick, two-story brick, and two-story brick & stone building) will be rehabilitated. The remaining two wood frame buildings would be reconstructed and replaced while maintaining the front faηade along Locust Street. A parking lot with access from N. 7th Street would be provided south of the 5 buildings.
On the north side of Locust Street, the site plan shows the removal of the two existing structures and replacement with landscaping and an additional 22 parking spaces to assist with required parking.
PRIOR ACTIONS ON PROJECT
1. Variance to minimum lot depth from the required 150 depth in a C-5 District to a proposed 141 depth.
2. Variance to minimum lot width from the required 100 width in a C-5 District to a proposed 99.5.
3. Variance to minimum lot area from the required 15,000 square feet in a C-5 District to a proposed minimum lot area of 14,072 square feet.
4. Variance to minimum 80 right-of-way width for a collector to a minimum of 70 right-of-way width for Locust Street.
1. From Section 20-707(b) which requires a minimum front yard setback of 25 in the C-5 Limited Commercial Zoning District. Variance approved to 0.
2. From Section 20-707(b) which requires a minimum exterior side yard setback of 15 when abutting a rear yard. Variance approved to 0.
3. From Sections 20-709 and 20-1212 which requires a minimum number of parking spaces based upon the proposed uses. Variance approved for a use that would have a minimum number of 60 required parking spaces; to a reduction to the proposed 40 parking spaces.
4. From Section 20-1215 which require concrete curbs around the perimeter of the parking lot. Variance approved for no curbing adjacent to the buildings.
5. From Section 20-1216(a) which requires a minimum distance of 15 from the street right-of-way line to off-street parking facilities. Variance approved to 2.
6. From Section 20-1216(c) which requires a minimum of a 10 greenspace buffer along the property line which abuts the residentially zoned district. A wall or fence would allow the greenspace buffer to be reduced to 5. Variance approved for existing 3 6 greenspace setback.
7. From Section 20-14A04.6 which requires not less than 15% of the interior of the parking lot to be landscaped. Variance approved for no parking lot landscaping.
ADDITIONAL ACTIONS ON PROJECT
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 within a C-5 (Limited Commercial) District [Z-07-27-04]. The zoning was approved by the City Commission on September 14, 2004 and the zoning ordinance was published on October 15, 2004.
The applicant is proposing commercial uses on the main level and apartments on the second floor. The C-5 Limited Commercial District permits commercial uses and multiple-family uses subject to an approved Site Plan.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The applicant is proposing to construct the south parking lot (18 parking spaces) with Phases I & II, and the north parking lot (22 parking spaces) with Phase III. Sidewalks, street improvements, and Master Street Trees would be installed with Phase I.
To allow for an accurate determination of the number of minimum parking spaces required, a condition should be required for the Site Plan to show the proposed phases of the project, the number and type of apartments (number of bedrooms), and the Net Square Feet of commercial space.
With the recommended conditions, the arrangement of buildings, off-street parking, access, landscaping and drainage will be compatible with adjacent land use.
(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;
The vehicular ingress and egress to and from the site and circulation within the site help provide for safe, efficient and convenient movement of traffic.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The site plan provides for the safe movement of pedestrians within the site. New handicap accessible sidewalks will be constructed along the east and north sides of the southwest part, and along the south and east sides of the northwest part.
(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. A 6 foot wood fence will separate the southwest part from the adjacent duplexes to the west and church to the south.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the Department of Public Works;
The site plan shows a screened outdoor trash storage area that has been reviewed by Public Works.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The plan also takes into account the adjacent streets, sanitary sewer, municipal water lines and topography of the site.