SITE PLAN REVIEW

July 5, 2005

 

A.                 SUMMARY

 

SP-05-37-05: A site plan for improvements to the parking lot at Southern Hills Shopping Center located at 1601 W. 23rd Street. Submitted by Landplan Engineering on behalf of Diversified Asset Management Company, property owner of record.

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:

C-5 (Limited Commercial) and CP (Commercial Off-Street Parking) Districts; Existing Southern Hills Shopping Center.

 

Surrounding Zoning and Land Use:

C-5 (Limited Commercial) District to north, east and west; Existing commercial retail.

 

RM-3 (Residence-Multiple Family) District to south, southeast and southwest; Existing Multiple-family residential apartment complexes.

 

 

Site Summary:

 

Legal Description:

 

Gross Area:

Lot 3, Southridge Addition No. 5

 

212,513 Square Feet/4.9 Acres

 

No change to Existing Building:

70,145 Square Feet

 

 

 

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 to the Parking Summary Table, based upon the Net Square Feet.

3.      Provision for the recordation of the proposed 25’ drainage easement on the east side of the property and the proposed 10’ wide drainage easement shown on the Site Plan. Include the recorded Book and Page Number of the drainage easements on the Site Plan.

 

 

C.        STAFF REVIEW

 

Southern Hills Shopping Center is located at 1601 W. 23rd Street. The shopping center was constructed in the late 1970’s following the original site plan approval in 1978 [SP-11-64-78].

 

The applicant is proposing a revised site plan for parking lot improvements to provide better accommodations for a potential commercial retail tenant, who will occupy approximately 29,722 square feet of the existing 70,145 square foot building.

 

The parking lot improvements will enhance the parking lot landscaping and provide for additional parking spaces.

 

BOARD OF ZONING APPEALS

 

On June 2, 2005, the Board of Zoning Appeals approved five variances [B-05-16-05] for the property,

 

Variance I. From Section 20-1212 reducing the number of required parking spaces to 233 parking spaces. Based upon a recalculation of the minimum number of parking spaces, per net square feet, this variance would not be necessary.

 

Variance II. From Section 20-1205(e) reducing the required parking aisle width at several locations, from 25 feet to the existing 22 feet.

 

Variance III. From Section 20-1216(a) reducing the parking lot setback, along 24th Street and Ousdahl Road, from 15 feet to the existing 0 feet.

 

Variance IV. From Sections 20-707(b) and 20-1216(a), reducing the parking lot setback along east property line, from 5 feet to the existing 0 feet.

 

Variance V. From Section 20-14A04.6(b), reducing the required interior landscaping within this parking lot, from 9,744 square feet to 6,899 square feet.

 

The site plan has been reviewed by staff and appropriate revisions made by the applicant or appropriate conditions applied.

 

D.        Findings

 

Per Section 20-1423, 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-5 (Limited Commercial) and CP (Commercial Off-street Parking) Districts.

Commercial retail/office/and eating establishments are permitted subject to an approved site plan.

The original site plan for the Southern Hills Shopping Center was approved in 1978.

 

(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 building, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses.

 

The “Parking Summary – Required Parking Table”, should be revised to calculate the requirements for the minimum number of parking spaces based upon the net square feet, rather than the gross square feet.

 

 

Use

G.S.F./N.S.F.

Parking Group

Required Parking

Shown as G.S.F.

Required Parking

at N.S.F.

Existing Lodge

5,625/3,938

15: 1/500 S.F.

11

8

Existing Restaurant

2,359/1,651

26: 1/100 or 1/3 Occupancy

16

17

Existing Restaurant

6,432/4,502

26: 1/100 or 1/3 Occupancy

54 (160 seats)

54

Existing Call Center

4,991/3,494

13: 1/300 S.F.

17

12

Existing Career Training

18,282/12,797

16: 1/500 or 1/1.5 Employee

37

26

Existing Vacant

(Retail/Office)

2,734/1,944

12: 1/200 S.F.

14

10

Proposed Retail

29,722/20,805

12: 1/200 S.F.

149

104

Total Spaces Required

 

298

231

Total Spaces Provided

233

233

 

 

(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 W. 23rd Street, Ousdahl Road, and W. 24th Street. The required first seven steps of a Traffic Impact Study have been provided. The vehicular ingress and egress from the site and circulation within the site provide for safe, efficient and convenient movement of traffic both within the site and on adjacent roadways.

 

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

 

The site plan includes a new 5’ wide sidewalk to be constructed along the east side of Ousdahl Road. 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 are being improved with additional landscaped islands and re-striping of the parking spaces. Additional landscaping is being provided to the site to increase the overall aesthetics.

 

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 two outdoor trash storage areas which are screened.