SITE PLAN REVIEW

February 15, 2004

 

A.                 SUMMARY

 

SP-12-88-04, a Site Plan for a building expansion for the Cottonwood Facility, located at 2801 W. 31st Street. Submitted by Landplan Engineering for Cottonwood Inc., property owner of record.

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:

RS-1 (Single-Family Residence) District; existing rehabilitation/employment facility for Cottonwood.

 

Surrounding Zoning and Land Use:

RS-1 (Single-Family Residence) District to the east and west; apartment to the east and nursing home facility to the west.

 

 

PRD-1 (Planned Residential District) to the south; existing mobile home park.

 

 

RM-1 (Multiple-Family Residence) District and RM-2 (Multiple-Family Residence) District to the north; existing detached and duplex residential uses.

 

Site Summary:

Gross Area:

507,362 SF (11.65 acres)

Existing Building:

50,365 SF two existing buildings

Proposed Building:

16,563 SF one new proposed building

Open Space Existing:

363,612 SF (8.35 acres)

Open Space Proposed:

304,660 SF (7.00 acres)

Off-Street Parking Required:

87 spaces Parking Group 22 1 space per 1.5 employees [130 employees]

Off-Street Parking Provided:

198 total spaces (56 new spaces)

 

Related requests:      SUP-07-05-71; original approval

                             UPR-02-04-82; interior finish of warehouse for sheltered workshop space.

                             UPR-10-07-82; new building for office and workshop/production space.

 

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

 

1.                  Execution of a site plan performance agreement per Section 20-1433.

2.                  Execution of local and state floodplain development permits prior to release of the site plan for issuance of a building permit.

3.                  Execution of a stormwater pollution prevention plan (SWP3) for this project prior  issuance of a building permit and all construction activity, including soil disturbance or removal of vegetation per City Code Section 9-903(B),

 

 

C.        STAFF REVIEW

The subject property is located on the south side of 31st Street and is a developed property. It abuts an undeveloped portion of land that is included in the Jefferson Commons apartment property to the east. This area is encumbered by floodplain and will remain as open space.

 

The proposed request is for the construction of a 16,563 SF building for production/warehouse use associated with the Cottonwood property. The use was originally approved as a Special Use Permit in 1971 (SUP-07-05-71). Subsequent amendments to the development include interior finish of warehouse space and the addition of other buildings to the site (UPR-02-04-82 and UPR-10-07-82).

 

The proposed request modifies the site plan portion of the UPR to add a 16,563 SF building and an additional 56 parking spaces to the site. The site plan indicates the employees have increased from 125 to 130.

 

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 in a RS-1 (Single-Family Residence) District. This district allows for community facility uses subject to a Use Permitted Upon Review. The current rehabilitation center was originally approved in 1971 and has continued operation to date at this location. A residential development is located to the east of the site (Jefferson Commons apartments). The proposed request modifies the site plan portion of the Use Permitted Upon Review to add the additional production and warehouse space.

 

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

 

The existing arrangement of buildings, off-street parking, access, lighting, landscaping and drainage are compatible with adjacent land use. There are two existing buildings located on the north portion of the site including an access drive and parking lot. The proposed request is to add a 16,563 SF building to the south end of the site along with associated parking and access drives.

 

(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 proposed request does not alter the existing access arrangement from the site to the abutting public street. Access to adjoining properties is not feasible due to the location of floodplain restrictions along the south and east sides of the property and the nursing home to the west. The proposed site plan adds a vehicular circulation to the south end of the site that is connected to the overall access driveways connecting to the 31st Street at the north end of the site.  There are no new driveway cuts added to the site as result of the proposed development. The primary access to the site is the eastern driveway from 31st Street. The western driveway is a service oriented drive, but does include vehicular parking areas near the buildings.

 

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

 

A sidewalk is provided along 31st Street as well as along the front of the primary buildings. Pedestrian access is separated from the parking lot except for those are that require a specific crossing.

 

(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;

 

The site complies with the required open space standards. The proximity of floodplain also establishes a larger open space element than would typically be found on a similar site resulting in smaller a larger buildable area.

 

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

 

There are no proposed changes to this element of the site plan. Solid waste service will continue to be provided.

 

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

 

The submitted site plan will take into consideration existing development and the need to address the proximity of the floodplain.

 

D.        STAFF REVIEW

 

The proposed site plan updates recent parking lot changes that included the addition of an internal bus stop in the north end of the site for para-transit vehicles. The site complies with building and parking lot setbacks. The applicant is working on executing the necessary local and states permits required for development within a portion of the floodplain. Minimal development is proposed along the fringe of the floodplain and does not encroach into the existing floodway. A condition of approval is the execution of these permits and is reflected as such in the recommendation section of this report.