SITE PLAN REVIEW
SP-02-17-05: A site plan for a 1,920 and 11,520 square foot addition to 2 existing industrial buildings located at 815 E. 12th Street. Submitted by Bartlett & West Engineers, Inc. on behalf of Smitty Belcher Huxtable & Associates, property owner of record.
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Current Zoning and Land Use: |
M-2 (General Industrial) District; Existing Industrial Office & Metal Shop
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Surrounding Zoning and Land Use: |
M-2 (General Industrial) District to the south and east; Existing Industrial to the south and Stormwater Drainage Project under development to the east.
PRD-2 (Planned Residential) and RS-2 (Single-Family Residential) District to the west; Proposed Delaware Commons and Single-Family House.
RS-2 (Single-Family Residential) District across 12th Street to the north; Existing Single-Family Homes. |
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Site Summary: | |
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Legal Description:
Gross Area: |
All of the northeast quarter of Block 5 in Earls Addition.
108,167 Square Feet/2.48 Acres |
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Existing Buildings: |
24,504 Square Feet (6,000 S.F. existing Pipe Fabrication Shop) (3,750 S.F. existing Main Office) (existing 6,408 S.F. Sheet Metal Shop, 2,592 S.F. Warehouse and 3,960 S.F. Tools And Vehicle Maintenance Building) (existing modular office to be removed)
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New Additions:
Use Group:
Parking Group: |
1,920 S.F one-story addition 5,760 S.F. two-story addition x 2 = 11,520 S.F.
Use Group 19: Industrial Medium Nuisance, Industrial Office and Metal Shop
Parking Group 22: 1 space per 1.5 Employees, 75 Employees/1.5 = 50 parking spaces required. |
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Off-Street Parking Provided: |
52 spaces, including 2 ADA accessible spaces. |
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Staff Recommendation: Planning staff recommends approval of the requested exception from the temporary building permit moratorium and 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. Screening of the parking lots from residential property per Section 20-1214. b. Physically remove from the drawing, the proposed 6 wide new sidewalk to be located on the east side of the Oregon Street Public Easement. c. Indicate the ditch on the west side of the Oregon Street Public Access and Utility Easement (located to the east of the new 40 x 48 building addition) will be filled in and graded for a future 10 wide recreation trail. d. Correct the parking information (General Note No. 5) to read 1 space for each 1.5 employees. e. Indicate the relocation of the existing gas line. f. Provision of a Book and Page reference for the Public Access and Utility Easement. 3. Provision of the following notes on the face of the site plan: a. A 10 wide recreational trail will be installed by others in the future. b. On March 29, 2005, the City Commission approved the vacation of Oregon Street. c. Reference the variances approved by the Board of Zoning Appeals on April 7, 2005 [B-03-07-05].
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C. STAFF REVIEW
The applicant is proposing the removal of an existing modular office building and the construction of a 40 x 48 one-story and an 80 x 72 two-story addition to the existing industrial buildings located at 815 E. 12th Street.
On March 29, the City Commission vacated a portion of Oregon Street so that it may be converted for additional parking. A public easement is to remain on the eastern 50 of the 60 wide Oregon Street right-of-way. The additional parking lot will be constructed by the applicant and used for employee parking during their normal business hours. On evenings and weekends, the parking lot will be available for parking by the general public.
A condition should be required for the face of the Site Plan to include a note referencing the Oregon Street Vacation Ordinance and a Book and Page reference for the 50 wide Public Access Easement.
TEMPORARY BUILDING PERMIT MORATORIUM
Per Ordinance No. 7841, the applicant is requesting a waiver from the temporary building permit moratorium. The site plan will remove an existing modular office building and replace it with two building additions to the existing industrial buildings. The project has been reviewed by the Burroughs Area Rail Corridor Plan Committee (composed of representatives from the three local neighborhood associations) and they are in agreement with an exception being granted from the temporary building permit moratorium.
BOARD OF ZONING APPEALS
On April 7, 2005, the Board of Zoning Appeals approved three variances for the property,
I. From Section 20-1215 requiring concrete curbs around the perimeter of the parking lot. Approved variance is for no parking lot curbs adjacent to the buildings for the existing parking lot.
II. From Section 20-1216(a) requiring a minimum distance of 15 from the street right-of-way line to off-street parking facilities. Approved variance is for 4 setbacks from the property boundary for the existing parking lot and proposed new east parking lot.
III. From Section 20-9A04(e)(3)(ii) which allows a maximum of 60% of the area within the 100-year floodplain on a property to be impervious surface. Approved variance is for 68% of impervious surface material under the current FEMA Floodplain Map, with the understanding that the Floodplain Elevations have already been reduced by the Citys adjacent Stormwater Project, and that a LOMR (Letter of Map Revision to update the FEMA Floodplain Map) will be applied for by the City. Following the anticipated LOMR, only 52% of impervious surface material will be within the 100-year floodplain elevation.
The site plan has been reviewed by staff and appropriate revisions made by the applicant or appropriate conditions applied.
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 M-2 (General Industrial) District. Industrial Office and Metal Shops are allowed in the M-2 District subject to an approved site plan. Prior Huxtable & Associates Site Plans at this site include SP-09-37-74 approved in 1974 and SP-05-20-95 for a 6,000 square foot addition approved in 1995.
(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 eastern portion of the site is currently within the designated 100 year floodplain. A Floodplain Development Permit [FP-02-02-05] has been submitted and processed as part of this development. With the Citys Stormwater Drainage Project completion immediately east of this site, a new floodplain determination will lower the 100 year floodplain elevation to 828 M.S.L.
(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 E. 12th Street. Additional access to the new parking lot area is provided on Oregon Street from the south. The required first seven steps of a Traffic Impact Study have been completed and accepted by the City Engineer.
(4) That the site plan provides for the safe movement of pedestrians within the site;
The plan shows a proposed new 6 wide sidewalk to be constructed along the east side of the project. The Parks and Recreation Department suggests that the proposed 6 wide sidewalk be removed from the site plan, as a 10 wide recreational trail will be installed in the future. Instead of the sidewalk installation, the City is requesting that the applicant fill in the ditch on the west side of the Oregon Street Public Access and Utility Easement (located to the east of the proposed new 40 x 48 building addition) and engineer and grade it for a future 10 wide recreation trail to be installed by the City.
A new internal sidewalk link will provide a walkway between the building entrance and the sidewalk on E. 12th 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;
The parking lots will need to be screened from the residential properties located across 12th Street per Section 20-1214, with a fence, wall, or landscape screening at least three feet high but more than six feet in height.
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 an existing industrial sized roll-off trash dumpster that is located internal to the site.