SITE PLAN REVIEW
SP-02-13-05: A site plan for two contractor shop buildings located at 1035 E. 23rd Street. Submitted by Landplan Engineering on behalf of Larry and Sue Midyett, property owners of record.
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Current Zoning and Land Use: |
C-4 (General Commercial) District, Recently used as a non-conforming mobile home park, the proposed site area (Lot 2) has been cleared in anticipation of development of the proposed contractor shop buildings.
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Surrounding Zoning and Land Use: |
C-4 (General Commercial) District to the north; Access to Highway 10/E. 23rd Street, Sonic Restaurant, and Midyett Office Building to the north. RS-1 (Single-family Residential) District to the east; Existing vacant portion of unplatted property. RM-D (Duplex-Residential) District to the south; Existing non-conforming mobile home park being cleared in anticipation of development of duplex units.
C-4 (General Commercial) District to the west; Existing commercial use.
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Site Summary:
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Legal Description: Gross Area: |
Lot 2, Block 1, Carpenter Addition No. 2 78,003 S.F. |
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Existing Buildings: |
12,067 already removed |
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New Contractor Shop Buildings:
Use Group:
Parking Group: |
20,000 Gross Square Feet, footprints.
Use Group 14: Retail – Wholesale Sales and Services. Contractor or construction offices and shops.
Parking Group 15: 1 space per 500 NSF 14,000/500 = 28 required parking spaces |
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Off-Street Parking Provided: |
46 Off-Street Parking Provided, including 2 ADA accessible spaces |
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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. 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.” b. Screen the parking lot areas from all adjoining residentially zoned property per Section 20-1214. c. Move ADA accessible parking spaces to main entrance of the buildings.
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C. STAFF REVIEW
The applicant is proposing to construct two 80’ x 125’ contractor’s shop buildings (10,000 gross square feet each) at 1035 E. 23rd Street.
This site plan covers a portion of a non-conforming mobile home park. The mobile home trailers have been removed from Lot 2 and are no longer at this location. The former residents within Lot 2, have either moved to other existing mobile homes on Lot 3; have been relocated to other residential housing; or have already relocated on their own.
There are mobile home trailers on Lot 3. The existing mobile homes were allowed to remain at their same location as a non-conforming use. The applicant is in the process of removing the trailers from Lot 3.
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. 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 Carpenter Addition No. 2 Final Plat has been recorded at the Register of Deeds Office.
The site plan has been reviewed by staff and appropriate revisions made by the applicant or appropriate conditions applied.
LOT 3
Lot 3, located immediately south of this site plan, has been rezoned to RM-D (Duplex-Residential) District. A replat of Lot 3 dividing it into three separate lots is scheduled to be heard before the Planning Commission on April 25, 2005.
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;
The property is zoned C-4 (General Commercial) District. The C-4 District permits contractor shop buildings 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 southern detention basin for Lot 2 will be located on Lot 3 and has been reviewed and approved by the Stormwater Engineer. An acceptable photometric plan for the parking lot lights has been provided.
Site Calculations
Existing Buildings: 12,067 Square Feet Proposed Building: 20,000 Square Feet
Existing Pavement: . 0 Square Feet Proposed Pavement 39,661 Square Feet
Existing Impervious: 12,067 Square Feet Proposed Impervious: 59,661 Square Feet
Existing Pervious: 65,936 Square Feet Proposed Pervious: 18,342 Square Feet
Property Area: 78,003 Square Feet Property Area: 78,003 Square Feet
(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 2 has access to 23rd Street using a 30’ wide access that it shares with Lot 1.
The applicant will need to obtain a type 5 permit from KDOT, prior to any 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 as part of the Site Plan for Lot 1. An internal sidewalk will provide a walkway between the contractor shop building entrances and the adjacent parking lot. 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.
(6) That all outdoor trash storage areas are screened.
The project includes a trash enclosure with a screened fence.