SITE PLAN REVIEW

February 1, 2005

 

A.                 SUMMARY

 

SP-10-70-04: Family Health Medical Office Building, a site plan for the construction of a 9,383 SF office building located on the south side of 18th Street west of Wakarusa Drive. Submitted by Kurt Von Achen for Family Health LLC, property owner of record.

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:                   M-1 (Research Industrial) District; vacant property

 

Surrounding Zoning and Land Use:             M-1 (Research Industrial) District in all immediate directions; developing office uses to the north; existing office uses to the east and west; undeveloped to the south.

 

Site Summary:

Gross Area:

55,023 SF

 

Proposed New Building:

9,383 SF

(17% maximum coverage allowed per 20-1444(g) is 25%)

Open Space Required:

13,756 SF (minimum 25% required per 20-1444(g))

Open Space Provided:

15,915 SF (29%)

Parking group and ratio:

Group 11; 1 space per 100

Off-Street Parking Required:

32 spaces per 3,223 NSF

Off-Street Parking Provided:

66 space provided based on interior use analysis

 

Staff Recommendation: Planning Staff recommends approval of the site plan subject to the following conditions:

1.      Execution of a site plan performance agreement;

2.      Provision of a revised site plan to include the following corrections to sheet 1.1:

a.      change “Use Group 9” to “Use Group 18”;

b.      change punctuation of Parking calculation from “5.919” to “5,919”;

c.      change site summary from “55.023 SF” to “55,023 SF”

3.      Submission of public improvements plans for the off-site storm drainage system must be submitted to the Public Works Department for review prior to release of the plan to the building inspector.

4.      Provision of a revised site plan to include the following changes per the approval of the City Stormwater Engineer:

a.      Show the proposed underground detention system on the site plan. Include sheet C-1.0 in the site plan submittal or duplicate underground system information on sheet A-1.2.

b.      Revision of the landscape plan to remove planting conflicts with the underground detention system will indicated on the landscape plan.

c.      Provision of a note that states “Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained.”

5.      Execution of a stormwater pollution prevention plan (SWP3) for this project per City Code Section 9-903(B) prior to release of the site plan for issuance of a building permit.

C.        STAFF REVIEW

 

The subject property is located on the south side of 18th Street across from a developing corporate center office development. The subject property is undeveloped but the abutting properties to the east and west include other medical and office related uses. The site is designed with a combined access drive along the east side that provides shared access to multiple properties. The subject property is platted and zoned for development.

 

Access and Parking Lot Design

A key design consideration for this property has been access to the property. Access to the lot is provided via an access easement along the east side that provides shared access to multiple properties limiting direct access to the abutting arterial and collector streets.

 

The site has been designed to specifically prohibit direct access to 18th Street. As a collector street limiting the curb cuts is considered to be prudent since there is a viable option to use a shared access point to the east.

 

Summary

The proposed site plan complies with the minimum submittal and design requirements of the M-1 (Research Industrial) District. Staff noted some minor corrections to the site plan and are reflected as conditions of approval.

 

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 M-1 (Research Industrial) District allows for a variety of uses including medical office uses.

 

(b)      That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;

The proposed building and parking lot arrangement allows for larger connected green spaces and provides separation between customer and staff parking. The parking makes efficient use of the shared access drive and provides an extended green space along the entire frontage of the property that is not interrupted by curb cuts.

 

(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 focus of this review has centered on providing efficient access to the site. The single access point to 18th Street is sufficient to accommodate the anticipated traffic to and from the site. 18th Street is the only abutting public street to the site. The access drive can be extended to the south in the future for additional access when that property to the south is developed. That property is provided with access to Wakarusa Drive. The adjacent shared access way along the east property line of the subject property would be a secondary access.

 

 

(d)      That the site plan provides for the safe movement of pedestrians within the site;

The site is located within an office park type setting that includes multiple buildings on individual lots. The area to the far west is developed with residential uses. The public sidewalk along 18th Street will be extended as part of this project. Sidewalks are provided to around the building.  In some cases sidewalk connections between the public right-of-way and the buildings are provided for the development to the east and west of the subject property. There is not an obvious connection to the site that could be provided that would bring pedestrians to the main entrance from the right-of-way without crossing through the parking lot. The building is not expected to generate substantial pedestrian traffic. The proposed site plan complies with the minimum requirements for the site.

 

(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 access ways shall be landscaped with a mixture of grass, trees and shrubs;

The proposed site plan includes larger connected green spaces than the original submission. These green spaces are grouped along the front of the site providing an uninterrupted appearance along the public street along with large interior green spaces within the site and on the east and west sides of the building. 

 

A requirement of this zoning district is that 25% of the site must be provided with open space. The site plan indicates that the proposed development exceeds the minimum requirement.

 

A photometric plan was provided as part of the site plan submission and is consistent with the minimum specifications.

 

(f)       That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;

Solid waste is accommodated at the rear (south side) of the building and provides for either front loader or rear loader service and vehicle turnaround. This activity is separated from the main parking lot and is accessed from the shared access easement along the east property line.

 

 

(g)      That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.

The property is undeveloped but has been zoned and subdivided for development. Utilities will be extended to serve the property and will require some public improvements.