August 23, 2005

A. SUMMARY

SP-06-46-05: 500 Locust, a site plan for site improvements to 500 Locust Street. Submitted by Paul Werner Architects for Sid Ziegler, property owner of record.

B. GENERAL INFORMATION

Current Zoning and Land Use:	M-3 (Intensive Industrial) District; 1500 GSF building and detached garage. The building includes a vacant first floor space and a non-conforming residential use on the second floor.
Surrounding Zoning and Land Use:	M-3 (Intensive Industrial) District to the north, east and west; Union Pacific Railroad, commercial use, and single-family home, respectively. RS-2 (Single-family Residential) District to the south; single-family homes.
Site Summary:
Gross Area:	.063 acres (2,750 square feet)
Building Coverage:	1500 gross square feet; 1050 net square feet
Off-Street Parking Required:	1 per 200 square feet of floor area (5.25) 1.5 per 2 bedrooms (1.5) = 7 spaces required
Off-Street Parking Provided:	4 spaces (A variance was granted on June 2, 2005 for 3 spaces)

Staff Recommendation: Staff recommends approval of site plan SP-06-46-05, site improvements to 500 Locust Street, subject to the following conditions: Execution of a Site Plan Performance Agreement. Execution of an Agreement Not to Protest the Formation of a Benefit District for street improvements to N. 5^th and Locust Streets. Submittal of public improvement plans to the Public Works Department for sidewalk and curbline improvements. Revision of the site plan to include the following: a. Identification of the building’s proposed first floor use. b. Replacement of the following note: “Remove existing pavement loading dock infill with dirt” with “Remove existing pavement loading dock infill with turf”.

500 Locust Street, 2003 Aerial

C. STAFF REVIEW

The subject property, which is zoned M-3 (Intensive Industrial) District, is located east of N. 5^th Street and south of Locust Street. The existing building includes an unoccupied space on the first floor and a non-conforming residence on the second floor. No action is required on the non-conforming use, as the use is not expanding. The site also includes a detached garage that is to be razed with the site improvements.

Variances

On June 2, 2005, the Board of Zoning Appeals approved the following variances for 500 Locust Street:

1. Reduction in minimum lot size from 20,000 square feet to an existing 2,750 square feet.

2. Reduction in minimum lot width at front building line from 100 feet to an existing 25 feet.

3. Reduction in front yard setback from 50 feet to an existing 0 feet.

4. Reduction in side yard setback from 25 feet to an existing 0 feet.

5. Reduction in side yard setback from 15 feet to an existing 0 feet.

6. Reduction in parking setback from street right-of-way from 15 feet to 0 feet.

7. Reduction in the number of required parking spaces from 7 to 3.

ADA Requirements

One accessible parking space is being proposed along the rear of the existing building. The building’s first floor entryway, which is located at the front of the building, will be accessed via a new sidewalk section that has been designed to meet ADA requirements. Two new ADA-approved sidewalk ramps will be installed – one from the alleyway, and one from N. 5^th Street.

D. Findings

Per Section 19A-5, 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 M-3 (Intensive Industrial) District. This district is designed to accommodate manufacturing and industrial activities which involve more objectionable influences and hazards. The applicant has indicated that an undetermined use is proposed for the vacant first floor. As a condition of approval, the applicant must indicate the proposed use on the face of the site plan.

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

Four parking spaces, including one accessible space, will replace the detached garage. Two parking spaces will take access from N. 5^th Street, while two spaces will take access from the alleyway. No additional lighting is being proposed for the site at this time. Additional landscaping is proposed along the western side of the two spaces accessing the alleyway, the western side of the relocated mechanical unit, and N. 5^th Street. The site’s improvements will create more compatibility with adjacent land uses, as the curbline along Locust Street is being reconstructed to match the neighboring streetscape.

(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;

Locust Street is designated as a collector within the project vicinity, while N. 5^th Street is a local street. As only four parking spaces are being provided without internal circulation, these spaces do not constitute a parking lot. Two parking spaces will be accessed from a driveway off N. 5^th Street, while two spaces will be accessed from a driveway off the alley. The 35-foot existing curb cut along N. 5^th Street will be replaced with a 25-foot curb cut.

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

New sidewalks with ADA-approved ramps will be provided along N. 5^th and Locust Streets. Because of the change in grade from street level to the building’s main entryway, a portion of the sidewalk will be constructed in a zig-zag pattern. Stairs will be constructed to the east of the accessible ramp off N. 5^th Street in order to accommodate a more direct route to the building’s main entryway. Pedestrians can also access the main entryway via the sidewalk off the alleyway. 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;

Additional landscaping is proposed along the western side of the two spaces accessing the alleyway, the western side of the relocated mechanical unit, and N. 5^th Street. Additionally, the curbing and sidewalk along Locust Street will be reconstructed to match the streetscape of adjacent properties. With this reconstruction, the site will gain additional greenspace.

(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;

Per approval of the Sanitation Department, the site will receive curbside service along N. 5^th Street, as is currently provided.

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 infrastructure improvements and physical alterations that have previously been made to this property. This project will provide additional sidewalk and streetscape improvements that will benefit the area.

E. CONCLUSION

The proposed request is consistent with the zoning district and the setback requirements. Therefore, staff recommends approval of site plan SP-06-46-05, site improvements to 500 Locust Street, subject to the following conditions:

Execution of a Site Plan Performance Agreement.
Execution of an Agreement Not to Protest the Formation of a Benefit District for street and sidewalk improvements to N. 5^th and Locust Streets.
Submittal of public improvement plans to the Public Works Department for sidewalk and curbline improvements.
Revision of the site plan to include the following:

a. Identification of the building’s proposed first floor use.

b. Replacement of the following note: “Remove existing pavement loading dock infill with dirt” with “Remove existing pavement loading dock infill with turf”.