SITE PLAN REVIEW

March 29, 2005

 

 

A.                 SUMMARY

 

SP-01-07-05: Rockledge Office Building, a site plan for the construction of a mixed residential and office building located at 501 Rockledge Road.  Submitted by Paul Werner for Doug Compton, property owner of record.

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:

RO-1A (Residence-Office) District; existing residence

Surrounding Zoning and Land Use:

RS-1 (Single-Family Residence) District to the north; Lawrence Country Club.

 

C-5 (Limited Commercial) District to the south and east; existing office use and highway right-of-way

 

RO-2 (Residence-Office) District to the west; existing single-family residence. Proposed office conversion to the far west at 515 Rockledge Road per SP-01-05-05.

Site Summary:

 

Gross Area:

.511 acres (22,245 SF)

Building Coverage:

2 1-bedroom apartments

5,000 sf office space (2 floors)

2,947 SF (removal and reconstruction of new building)

Open Space:

10,841 SF

Off-Street Parking Required:

Residential

Office

 

3; 1.5 space per 1-bedroom unit

14; 1 space per 300 SF

Off-Street Parking Provided:

24 spaces (surface parking, no garage space)

 

Staff Recommendation: Planning staff recommends approval of site plan, SP-01-07-05 construction of a mixed residential and office building located at 501 Rockledge Road subject to the following conditions:

 

1.      Approval and recording of a final plat prior to release of the site plan for issuance of a building permit.

2.      Provision of a revised site plan to include the following changes.

a.      Show and note 6’ sidewalk along Rockledge to be constructed.

b.      Show location of sanitary sewer main to this.

    1. Show and note minimum 15’ driveway radii.
    2. Provide detail of retaining wall along west side to show height.

e.      Show dimension from property line to center of street.

f.       Show driveways across street for context and spacing.

  1. Provision of revised grading in the northeast corner and connection to the existing curb inlet, per approval of City Stormwater Engineer.
  2. Correct the Project Site area listed in the summary table, per the approval of the City Stormwater Engineer.
  3. Provision of an amended traffic impact analysis to update the following items noted during the staff review:
    1. Item 5a, Speed Limit: Per state law, if not posted, speed limit will be 30 mph.
    2. Item 6, Sight Distance: should also address sight distances north and south from the proposed access points on Rockledge.  This should include measured sight distance from the access point to the nearest intersection or driveway in each direction, if unobstructed, or to the point at which sight distance is obstructed, whichever is nearer the access point.
    3. Item 7, Trip Generation: Peak hour trip generation using Average Rate Method (rounded up to whole trips) is 12 trips AM peak, 11 trips PM peak.  Assumption is that other trips are made outside the AM and PM peak hours.
  4. Execution of a site plan performance agreement.

 

 

C.        STAFF REVIEW

 

The subject property is located on the north side of Rockledge Road just west of McDonald Drive. The property is currently built with an existing single-family residence that will be removed to accommodate new construction for the mixed single-family office use.

 

Access and Parking Lot Design

Access to the site is provided via an existing driveway that will be reconstructed to city standards as part of this 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 subject property is zoned RO-1A (Residence-Office) District and allows both residential and office uses (Z-12-43-02). The proposed development includes two apartments in the lowest level and office space on the first and second levels of the structure. It was noted in the zoning hearing the benefit of this district allows for a reduced rear yard setback from standard single use multi-family and single-family residential uses [20’ compared to 30’].

 

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

 

The proposed building will occupy the same relative space as the original residence. The parking area and driveway will be reconfigured and located on the west side of the building. This is similar to the current residential situation. The parking area will be increased in size on the west side to accommodate the required off-street parking. A keystone retaining wall is located on the west side to provide both screening and site function. Additional detail on this element should be noted on the face of the site plan and is reflected as a condition of approval.  

 

(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;

 

Rockledge Road is designated as a minor arterial street. Access to the property is provided via a driveway curb cut to allow two-way traffic flow. The area to the north and immediately to the west is developed with single-family residential uses. The grade to the west makes a shared driveway difficult. The proposed parking area provides adequate space to provide turn-around movements within the site.

 

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

 

Sidewalks are provided within the site and are required along the public right-of-way to accommodate pedestrian access.

(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 provides adequate landscaping and screening consistent with the residential appearance along the Rockledge Road frontage.

 

(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 will be provided as curbside service consistent with current service to this property. A small enclosure area is included in the southwest corner of the site for the cans and carts. The plan shows a split face block wall around the trash storage area. Additional landscaping should also be provided to screen this element from the public right-of-way. The site is not designed to accommodate dumpsters and trash trucks.

 

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

 

As noted the site will include demolition of the existing structure and regarding to accommodate the new building and off-street parking areas.  

 

E.         CONCLUSION

 

The proposed request is consistent with the zoning district and the setback requirements. Staff noted several elements that should be shown on the site plan and are reflected as conditions of approval related to notes, sidewalk and screening details. It has also been noted that the subject property is a partial lot. The property must be re-platted prior to issuance of a building permit which is also reflected as a condition of approval.