SITE PLAN REVIEW
SP-08-61-05: Revisions to Office Building at 1246 Haskell, a site plan for revisions to site improvements to address identified inconsistencies with previously approved site plan. Submitted by Paul Werner Architects for Greg Polk, Polk & Polk, LC, property owner of record.
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Current Zoning and Land Use:
Surrounding Zoning and Land Use: |
RO-2 (Residence-Office) District; office building
RS-2 (Single-family Residential) in all directions; single-family residences.
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Site Summary: |
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Gross Area: |
7256 square feet |
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Existing Building Area: Existing Pavement: |
746 square feet 2894 square feet |
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Required Parking Spaces: Provided Parking Spaces: |
4 (1 space for each 200 square feet) 7 spaces including one van accessible space |
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Staff Recommendation: Staff recommends approval of SP-08-61-05, a revised site plan for site improvements at 1246 Haskell Avenue subject to the following conditions:
a. Update landscape schedule and plan to provide a second row of evergreen shrubs around the perimeter of the parking lot (species and size to be approved by City landscape supervisor); b. Update landscape schedule and plan to provide screening materials around the AC unit on the east side of the building; c. Update the impervious/pervious site summary to reflect actual coverage; d. Installation of permanent bollards in the center of the 10’ wide sidewalk at the front edge of the access ramp; the southeast corner of the building; and at the center of the garage door opening OR removal of 5’ of the sidewalk from the access ramp to the west edge of the building to provide a sidewalk no more than 5’ in width; and e. Update note 1.13 Proposed Use to specifically list the types of office uses that are allowed in Use Group 9.
Should the City Commission determine that the garage door [as placed in the south wall of the building] results in an arrangement of building and parking that is not compatible with the adjacent land uses, the Commission can approve the revised site plan with a condition that the garage door be removed and the opening be modified to provide a window or full wall in this location.
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C. STAFF REVIEW/Project History
The subject property, which includes an existing 746-square foot building, is located on the northeast corner of Haskell Avenue and E. 13th Street in the Brook Creek neighborhood. The property was a non-conforming commercial use in the RS-2 District until it was rezoned in 2002 to the RO-2 District. A site plan, SP-11-80-02, was approved by the City Commission on March 11, 2003. The approved site plan proposed the remodel of the existing building for office uses and the construction of a parking lot east of the building to support the office use.
On March 30, 2005, the property owner was cited by the City Neighborhood Resources Department for non-complying conditions. These specifically included occupancy of the building by a user not permitted in the RO Zoning District; lack of landscape screening at the perimeter of the parking lot; and construction of a 10’ concrete sidewalk along the south side of the building instead of a 5’ wide sidewalk as shown on the approved site plan.
In April 2005, the property owner filed an appeal of the Code Enforcement Manager’s violation notice. Also in April 2005, representatives of the Brook Creek Neighborhood Association submitted an appeal to expand the list of items included as violations in the “Notice & Order” issued by the Neighborhood Resources Department specifically to include the removal or alteration of the garage door opening on the south side of the building which was not shown on the approved site plan. These appeals have been tabled by the Board of Zoning Appeals pending the outcome of the submission of this revised site plan.
The property owner has submitted a revised site plan to reflect existing conditions and has been working with staff to resolve compliance issues. The tenant, Haley Pest Control, which occupied the building at the time of the citation, has vacated the premises. Therefore, the use of the property is not currently an outstanding violation. The property owner has planted additional shrubs along the perimeter of the parking lot in an attempt to address the screening requirements. The revised site plan indicates the location of the garage door on the south elevation of the building and the existing 10’ wide sidewalk along this side of the building. Staff had suggested the installation of permanent bollards in the center of the 10’ wide sidewalk to prohibit vehicular use of the pavement as an alternative to removing half of the sidewalk. The revised site plan has proposed placement of a wheel stop at the southeast corner of the building instead of permanent bollards. The property owner has also been informed that the shrubs at the perimeter of the parking lot were not planted according to the sizes specified on the site plan.
D. Findings
Per Section 20-1432, 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 RO-2 (Residence-Office) District, which permits single-family or duplex residential uses and professional office uses identified in Use Group 9. Note 1.13 on the face of the site plan indicates the proposed use is office use. This note could be modified to specifically list the types of professional office uses that are permitted in Use Group 9.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping, and drainage is compatible with adjacent land uses;
The revised site plan does not propose to modify the existing building, but instead shows the location of the existing garage door which was not previously noted on the site plan approved by the City Commission in 2003. Garage doors are common in RO Districts where property is developed for residential uses. The garage door in this building is out of character due to the door’s orientation to the south where it is not directly accessible from the parking lot or a driveway. In staff’s opinion, the applicant’s proposal to place a concrete wheel stop at the southeast corner of the building to limit vehicular use of the 10’ wide sidewalk for access to the garage door opening is not adequate. The wheel stop is not proposed to be permanently anchored and could easily be moved to allow vehicular access on the sidewalk. Staff has suggested the installation of several permanent bollards in the center of the sidewalk and the center of the garage door opening to restrict vehicular access.
Representatives from Brook Creek neighborhood have expressed concern about vehicles simply driving across the front yard to access the garage door because it is not possible to turn from the sidewalk into the garage without traveling in the yard. They have requested that the garage door be removed and replaced with a solid wall or window opening.
The landscape materials planted at the perimeter of the parking lot do not meet the size specified on the site plan. The landscape schedule indicates the evergreen shrubs were to be 24” – 30” height when planted. It appears that the plants are only 15” plants. Section 20-1431(1)(k) requires spreading evergreen shrubs to be a minimum of 5 gallon container size or balled & burlapped when planted. Section 20-14A04.8 (d) & (e) outline the screening requirements for parking areas:
(d) All off-street parking areas containing five or more vehicles shall be effectively screened on each side that adjoins or is across the street from any residential district or institutional premises with a continuous, view-reducing wood fence, masonry wall, compact evergreen hedge or other landscape screening material which, when planted, will constitute an immediate view-reducing barrier. Such fence, wall or landscape screening shall be at least three feet but not more than six feet in height.
(e) A solid, six foot wood fence or masonry wall shall be installed at the commercial property owner's expense to screen adjoining residentially zoned properties (not across a public street or alley) when one or more of the following conditions exist:
(1) The landscaped screen is not solid and view-reducing within one year of planting;
(2) The landscape screen fails to meet a minimum height of 3 foot in one growing season; or,
(3) The landscape screen, or the majority of plants in it, fail to be healthy specimens maintained in a disease-free and debris-free condition.
The landscape materials that were planted were not sized to achieve the result of providing a compact evergreen hedge that is a minimum height of three feet. Staff suggests that a second row of shrubs be planted around the perimeter off-set from the existing plants to provide the required view-reducing barrier. Plant species and size shall be approved by the City’s landscape supervisor prior to release of the revised site plan.
The revised site plan also shows the location of an existing air conditioning unit on the east side of the building. This unit was not shown on the previous site plan. Section 20-14A04.8(b) requires the screening of all ground-mounted equipment. Additional landscaping materials or other screening materials should be shown on the revised site plan and installed to screen the equipment from view.
(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 revised site plan does not propose any changes to the existing parking lot that was constructed. In the review process, Staff noted that the accessible parking space and aisle way should be reversed so that the access aisle was adjacent to the ramp from the parking lot. This revision is shown on the submitted plan.
As noted earlier, the property owner has proposed placement of a wheel stop across the 10’ wide sidewalk to limit vehicular use of the walkway. Staff has indicated that the placement of several permanent bollards or the reduction in the width of the sidewalk to the previously approved 5’ are more appropriate methods to ensure that the existing pavement is not utilized for vehicular access to the garage.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The revision to relocate the accessible parking space and aisle will provide for a more direct route from the parking lot to the building entry.
(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;
As noted earlier, the evergreen shrubs planted to screen the parking lot are not of sufficient size to screen the parking area. Staff recommends that a second row of shrubs be planted to supplement the plant materials now in place.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
The site plan was originally approved with a note indicating trash collection will be provided by curb side pick up. Trash cans are stored inside the building and a dumpster was not required. No changes are proposed. A note has been added, at staff’s request, to note that there will be no exterior storage or vehicular parking allowed on the sidewalk adjacent to the building.
g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development;
The revised site plan has been submitted to approve several changes that were made to the site during construction and were not shown on the originally approved plan. The applicant has requested permission to retain the garage door opening on the south side of the building and to retain the 10’ wide sidewalk along this side of the building. The impervious/pervious site summary information on the site plan will need to be updated to reflect the additional pavement if the 10’ sidewalk is permitted to remain.
Garage doors are not specifically prohibited in the RO-2 District. It is therefore a judgment decision as to whether safeguards can be put in place to limit vehicular access to the garage since the site was not specifically designed to provide it. In staff’s opinion, either placement of permanent bollards centered in the sidewalk and garage door opening or removal of half of the sidewalk (to return to the previously approved 5’ width) will limit the vehicular access to the garage door. The bollards or reduced width sidewalk will still permit the use of a hand dolly to unload and deliver materials to the business occupying the building.
Removal of the garage door opening and retrofitting for wall or window is the only method to ensure that vehicles will not drive through the yard to access the garage opening.
E. CONCLUSION
The submission of a revised site plan to address changes made during the course of construction is not unique. Staff often reviews revisions after the fact in order to bring a property owner into compliance. Staff recommends approval of the revised site plan for site improvements at 1246 Haskell Avenue subject to the following conditions:
f. Update landscape schedule and plan to provide a second row of evergreen shrubs around the perimeter of the parking lot (species and size to be approved by City landscape supervisor);
g. Update landscape schedule and plan to provide screening materials around the AC unit on the east side of the building;
h. Update the impervious/pervious site summary to reflect actual coverage;
i. Installation of permanent bollards in the center of the 10’ wide sidewalk at the front edge of the access ramp; the southeast corner of the building; and at the center of the garage door opening OR removal of 5’ of the sidewalk from the access ramp to the west edge of the building to provide a sidewalk no more than 5’ in width; and
j. Update note 1.13 Proposed Use to specifically list the types of office uses that are allowed in Use Group 9.
Should the City Commission determine that the garage door [as placed in the south wall of the building] results in an arrangement of building and parking that is not compatible with the adjacent land uses, the Commission can approve the revised site plan with a condition that the garage door be removed and the opening be modified to provide a window or full wall in this location.