SITE PLAN REVIEW
SP-08-62-05: Polk Spec Building, a site plan for a 4,800 SF office/storage building located at 1150 E. 11th Street. Submitted by Paul Werner Architects for MG Holdings LC, property owner of record.
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Current Zoning and Land Use: |
M-2 (General Industrial) District undeveloped property. |
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Surrounding Zoning and Land Use: |
M-2 (General Industrial) District to the north, east and west; Railroad right-of-way to the north, existing industrial/warehouse buildings to the west, undeveloped to the east.
RS-1 (Single-Family Residence) District to the south; city property for parks and public works departments. |
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Site Summary: |
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Gross Area: |
.41 acres |
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Proposed Building Coverage: |
4,800 gsf |
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Open Space |
8,797 sf |
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Off-Street Parking Required |
6 spaces at 1 space per 500 SF; Parking Group 15 |
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Off-Street Parking Provided: |
7 spaces |
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions: 1. Provision of a photometric plan prior to release of the site plan for issuance of a building permit; 2. Execution of a site plan performance agreement; and 3. Provision of a revised landscape plan to include container sizes for shrubs and larger size plants if spreading evergreens are included. |
C. STAFF REVIEW
The subject property is located on the north side of E. 11th Street and abuts the AT & SF railroad right-of-way on the north (rear) property line. The proposed request is for a 4,800 GSF contractor shop building.
Access and Parking Lot Design
Access is provided via E. 11th Street with parking provided in the front of the building at the east and west sides of the parking lot.
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 industrial and allows for a variety of warehouse and industrial uses including contractor shops and storage.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The subject property is not designed for shared access and parking with abutting properties. The surrounding area is considered to be industrial in nature. The proposed building and parking arrangement is consistent with the surrounding area.
(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;
As noted access to the site is provided via E. 11th Street. The single access driveway connects to an interior parking area and is of sufficient size to accommodate vehicular and truck access as necessary for the site.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The site is zoned and proposed for industrial development. Pedestrian access to the building is provided through the parking lot. A public sidewalk is provided along the north side of E. 11th Street.
(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;
The site plan complies with the minimum requirements for landscape standards. The landscape plan needs to be revised to include the container size on shrubs and a larger size must be noted if using a spreading evergreen.
(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 complies with the provision of a required outdoor trash storage area. The plan notes that the enclosure must be constructed to minimum 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.
Recent improvements have been made to the street including the installation of a public sidewalk.
E. CONCLUSION
The subject property is located within the 100 year floodplain. A Floodplain Development Permit approval is required as part of the development process [FP-08-11-05]. A maximum of 60% impervious surface coverage is allowed within this district. The proposed site plan includes a total of only 51% coverage for the site. The Floodplain Development Permit has been approved.