SITE PLAN REVIEW
SP-05-40-05: A site plan for an additional two-story office building to be located at 4101 W. 6th Street. Submitted by Taylor Design Group for Doug Garber Construction Inc., property owner of record.
|
Current Zoning and Land Use: |
RO-2 (Residence-Office) Zoning District; Existing 2-story office building with a studio apartment.
|
|
Surrounding Zoning and Land Use: |
RS-2 (Single-family Residential) District to the east and south; Existing Single-family homes.
A (Agriculture) District to the west; Existing house on unplatted parcel of land.
PCD-1 (Planned Commercial Development) District to the north; Existing office buildings across W. 6th Street to the north.
|
|
Site Summary:
|
|
|
Location: Legal Description: Property Area: |
4101 W. 6th Street (Highway 40) Lot 1, Free State Veterinary Hospital Final Plat 0.829 acres, 36,111 Square Feet |
|
Existing 2-story Office Building: |
2,352 S.F. |
|
Additional 2-story Office Building with Basement:
Use Group:
Parking Group:
|
9,240 S.F.
Use Group 9: Professional Offices
Office – Parking Group 13: 1 space for each 300 square feet of net floor area. 9,920 N.S.F./300 = 33 parking spaces required.
Studio Apartment: 2 parking spaces
33+2 = 35Total parking spaces required.
|
|
Off-Street Parking Provided: |
35 parking spaces, including 2 ADA 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. Revision of the site plan to include: a. 30’ wide by 80’ long cross access easement located at the W. 6th Street driveway access, with recorded book and page number. b. Clearly show the layout of existing and proposed easements. (The revised detention basin in the wider drainage easement may require relocation of utility easements.) c. Provide recorded book and page number for drainage easement on site plan. d. General Note No. 4, change “manul” to “manual”. 3. Submission and approval of Public Improvement Plans for the storm drainage system (including an SWP3 for the site) to Public Works Department, prior to the release of the site plan to Neighborhood Resources. 4. Written permission for off-site grading from adjacent property owner to the south.
|
C. STAFF REVIEW
The applicant is proposing to construct an additional two-story office building at 4101 W. 6th Street. The property is zoned RO-2 (Residence Office).
There are existing single-family homes, located to the east and south of the site. A 6’ high fence and landscaping will provide for screening between the office use and adjacent residential uses.
Stormwater from the expanded parking lot will drain into a stormwater detention basin located south the property. The adjacent residents have expressed concerns with prior stormwater drainage problems. A condition is required for the submission and approval of public improvement plans for the storm drainage system (including a Storm Water Prevention Plan – SWP3 during construction) to Public Works Department (Stormwater Engineer), prior to the release of the site plan to Neighborhood Resources for issuance of a building permit and a condition for the written permission for off-site grading from the adjacent property owner to the south.
The site plan has been reviewed by staff and appropriate revisions have been made by the applicant, or conditions required.
D. Findings
Per Section 20-1423, staff needs to 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. The RO-2 District permits office buildings subject to an approved site plan.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed arrangement of building, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses.
The east side of the proposed new parking lot will have a 5’ greenspace buffer and a 6’ high privacy fence along the property line.
The south side of the property will have a 6’ high privacy fence built approximately 27’ north of the property line, with grass and 7 additional shade trees provided within the greenspace/stormwater detention area.
General Note No. 7 states, “All external lighting will be provided with wall pack lights on the existing and proposed buildings with shields to prevent dispersement onto adjacent properties.”
A variance was granted by the Board of Zoning Appeals on December 5, 1996 [B-11-33-96], for the curve radius of the driveway to be located beyond the west property line extended. No change is proposed to the existing concrete apron and ADA sidewalk ramps along W. 6th Street.
Site Calculations
Existing Building: 1,830 Square Feet Proposed Buildings: 4,862 Square Feet
Existing Pavement: 4,965 Square Feet Proposed Pavement 18,298 Square Feet
Existing Impervious: 6,795 Square Feet Proposed Impervious: 23,160 Square Feet
Existing Pervious: 29,316 Square Feet Proposed Pervious: 12,951 Square Feet
Property Area: 36,111 Square Feet Property Area: 36,111 Square Feet
(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 existing W. 6th Street driveway will be used for access. As required by the Final Plat, a 30’ wide cross access easement (by 80’ long) will need to be provided for use by the property to the west. The vehicular ingress and egress within the site provides for safe, efficient and convenient movement of traffic.
(d) That the site plan provides for the safe movement of pedestrians within the site;
A sidewalk will be installed to connect the W.6th Street sidewalk with a sidewalk along the north side of the existing two-story building and with the new parking lot. The site plan provides for the safe movement of pedestrians within the site.
(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;
There will be a sufficient mixture of grass, trees, and shrubs so the 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 will be landscaped with a mixture of grass, trees and shrubs.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works.
The project includes a trash enclosure screened per City Standards.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The site plan takes into consideration the existing infrastructure improvements and physical alterations that previously have been made to this property. The site plan uses the existing W. 6th Street access and will make improvements to the stormwater detention basin to the south.