SITE PLAN REVIEW
SP-11-82-04: A site plan for a two-story office building located at 1045 E. 23rd Street. Submitted by LandPlan Engineering on behalf of Larry and Sue Midyett, property owners of record.
|
Current Zoning and Land Use: |
C-4 (General Commercial) District, approved zoning contingent upon recording of Final Plat; Recently used as a non-conforming mobile home park, the proposed site area (Lot 1) has been cleared in anticipation of development of the proposed office building.
|
|
Surrounding Zoning and Land Use: |
C-4 (General Commercial) District to the north, east, and west; Highway 10/E. 23rd Street to the north, Sonic Restaurant to the west, Commercial retail to the east.
C-4 (General Commercial) District – approved zoning contingent upon recording of Final Plat to the south; Existing non-conforming mobile home park.
|
|
Site Summary: | |
|
Legal Description:
Gross Area: |
Lot 1, Block 1, Carpenter Addition No. 2 (Pending recordation of the approved Final Plat) and portion of Lot 2.
23,898 Square Feet |
|
Existing Buildings: |
0 |
|
New Office Building:
Use Group:
Parking Group: |
3,524 Gross Square Feet, footprint. 2,467 Net Square Feet x two-stories = 4,934 Net Square Feet.
Use Group 9: Professional Offices
Parking Group 13: 1 space per 300 NSF = 4,934/300 = 17 required parking spaces. |
|
|
|
|
Off-Street Parking Provided: |
46 parking spaces including 2 accessible 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 the following revisions to the site plan: a. Modify the Parking and building information to reflect a two-story building. b. Modify the site summary to have a consistent property area, existing to proposed. c. To General Note No. 12 add, “…and “Standard Highway Signs,” published by the Federal Highway Administration, with respect to size, shape color, retroreflectivity, and position.” d. Increase the 23rd Street turning radius to 25’ per a request from the City Engineer. e. Modify the proposed Ash Trees to a street tree approved by the Master Street Tree Plan. 3. Filing of the Final Plat of Carpenter Addition No. 2 prior to release of the Site Plan to Neighborhood Resources for issuance of a building permit. |
C. STAFF REVIEW
The applicant is proposing to construct a two-story office building at 1045 E. 23rd Street.
The proposed use of the office building will be for the applicant’s real estate company.
This site plan covers a portion of a non-conforming mobile home park. The mobile home trailers have been removed from Lot 1 and are no longer at this location. The former residents within Lot 1, have either moved to other existing mobile homes on Lot 2 or 3; have been relocated to other residential housing; or have already relocated on their own.
There are previously existing mobile home trailers contained on Lots 2 and 3. These mobile homes are allowed to remain as a non-conforming use, until such time as additional development occurs on these lots.
Rezoning for this property [Z-09-45-04] was approved by the City Commission on February 17, 2004, subject to approval and filing of a Final Plat at the Register of Deeds Office.
Platting of the property is required prior to the issuance of a building permit. The Carpenter Addition No. 2 Final Plat [PF-12-40-04], dividing the property into 3 lots, was approved by the Planning Commission on January 24, 2005. The City Commission accepted the easements and street right-of-way on February 15, 2005.
The site plan has been reviewed by staff and appropriate revisions made by the applicant or appropriate conditions applied.
LOTS 2 and 3
In addition, a site plan for Lot 2 [SP-02-13-05] has been submitted and is being review by Staff. SP-02-13-05 proposes the construction of two contractor buildings on Lot 2.
A site plan or replat of Lot 3 has not been submitted. Lot 3 has been approved for rezoning to RMD (Duplex- Residential) District [Z-09-44-04]. The lot will need to be replatted in order to develop more than one duplex structure on this lot.
D. Findings
Per Section 19A-5, staff needs to find that the following conditions have been met:
(1) That the proposed use is a permitted use in the district in which the property is located;
An approved rezoning of the property to C-4 (General Commercial) District was recently approved [Z-09-45-04], contingent upon approval and filing of a Final Plat at the Register of Deeds Office. The C-4 (General Commercial) District permits professional office subject to an approved site plan.
(2) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses. The northern detention basin for Lot 1 has been reviewed and approved by the Stormwater Engineer.
(3) 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;
There is an existing access to the property from 23rd Street (K-10 Highway). Access was reviewed and approved with the recent Preliminary and Final Plats for the property. Lot 1 has access to 23rd Street using a 30’ wide access easement on the adjacent Lot 2 to the west.
The City Engineer has requested that the 23rd Street turning radii be increased from the proposed 15’ to a recommended 25’, and that the modification be reflected on the site plan.
The applicant will need to obtain a type 5 permit from KDOT, for work within the state highway right-of-way.
(4) That the site plan provides for the safe movement of pedestrians within the site;
The plan shows a 6’ wide sidewalk to be constructed along E. 23rd Street. An internal sidewalk will provide a walkway between the building entrances and the sidewalk on E. 23rd Street. The site plan provides for the safe movement of pedestrians within the site.
(5) 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 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 the adjacent land uses and will provide a pleasing appearance to the public. The proposed Ash Street Trees will need to be revised to a tree species as found on the recently revised and approved Master Street Tree Plan. Ash Trees were removed by Parks and Recreation from the proposed Master Street Tree Plan due to anticipated problems with Ash Tree disease spreading across North America.
(6) That all outdoor trash storage areas are screened.
The project includes a trash enclosure with a screened fence.