SITE PLAN REVIEW
SP-01-05-05: Radamacher Office Building, a site plan for the conversion of an existing residence into an office building located at 515 Rockledge Road. Submitted by Paul Werner for Phil Radamacher, contract Purchaser, John Rueschhoff, property owner of record.
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Current Zoning and Land Use: |
RO-2 (Residence-Office) District; existing single-family residence. |
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Surrounding Zoning and Land Use: |
RO-2 (Residence-Office) District to the east; existing home.
RS-1 (Single-Family Residence) District to the north and west; existing homes.
C-5 (Limited Commercial) District to the south; existing apartments.
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Site Summary: |
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Gross Area: |
1.059 acres (46,117 SF) |
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Existing Building Coverage: |
1,795 SF (No proposed changes to building) |
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Open Space: |
40,393 SF |
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Off-Street Parking Required: |
4 spaces at 1 space per 300 NSF |
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Off-Street Parking Provided: |
6 spaces |
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Related Cases: |
Z-04-09-01; RS1 to RO2 B-02-03-05; driveway width |
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following condition:
1. Execution of a site plan performance agreement. | |
C. STAFF REVIEW
The subject property is located on the north side of Rockledge Road West of McDonald Drive. The property is developed with a residence that is intended to be converted into office space. Access to the property will be provided from a driveway to be reconfigured to align with an existing driveway on the opposing side of the street.
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 RO-2 (Residence-Office) District and allows for both office and residential uses. The residential use is restricted to single-family detached or duplex residential. The property at 515 Rockledge Road along with the property located at 505 Rockledge Road was rezoned in June 2003 subject to one condition: Platting will be required upon redevelopment of two or more lots to consider the consolidation of access points per Z-04-09-03. The proposed site plan reflects the changes of use, addition of parking and an alteration of the alignment of the curb cut.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed zoning was approved as a transition between the more intensive uses located on the south side of Rockledge and the existing single-family homes to the north of the subject property. The building arrangement will not be altered by the proposed request. The driveway and parking areas are essentially located in the same general area The parking area includes an expanded area to the west and the driveway entrance (curb cut) alignment is altered to line up with the opposing curb cut to the south. The compatibility with the surrounding property is maintained.
(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 access and internal circulation is convenient for passenger vehicles and pedestrian traffic. The site is not designed for very large truck traffic/deliver/docking maneuvers. Conventional residential delivery vehicles can adequately access the site.
(d) That the site plan provides for the safe movement of pedestrians within the site;
A significant amount of pedestrian traffic is not anticipated for the site. Accessible parking spaces and sidewalks from the parking area to the building are provided. A sidewalk along Rockledge Road is also provided.
(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 general appearance of a residential use will be maintained along the public right-of-way. Street trees and additional landscaping are provided along the public right-of-way.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
No outdoor trash storage areas are proposed. Service shall continue as curbside pickup.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The proposed site plan notes the drive area and new pavement for the parking lot that will be added to the site as well as the driveway entrance that will be reconstructed.
E. CONCLUSION
As a previous residential use, site planning was not required. The subject property was rezoned for mixed office/residential uses in 2003 in tandem with the parcel immediately adjacent to the northeast. The property located at 505 Rockledge Road is not proposed to be changed as part of this application. The subject property includes two of the original platted lots of the County Club Terrace Subdivision. A variance for the driveway with (B-02-03-05) was determined by the Board of Zoning Appeals to not apply to this subject property. The proposed improvements are significant, but the proposed changes are not considered redevelopment as the primary building will be retained. The building footprint will not be altered by the proposed use change.