SITE PLAN REVIEW

August 10, 2004

A. SUMMARY

SP-01-01-04: A site plan for 24^th Street Villas, a proposed 18 dwelling unit, multiple-family residential development to be located on approximately 1.94 acres at 1500 E. 24^th Street. Submitted by Peridian Group for James Hoover, Stanley Wilson & Jeffrey Perry; property owners of record.

B. GENERAL INFORMATION

Current Zoning and Land Use:

RM-1 (Multiple-Family Residential) District; Existing single-family house & detached garage to be removed.

Surrounding Zoning and Land Use:

North: RS-1 (Single-family Residential) & C-4 (General Commercial) Districts; Single-family residence & Orscheln Farm & Home Supply Store.

East: C-4 (General Commercial) District; Vacant.

South: RMD (Duplex-Residential) District; Developed duplex lots.

West: M-1A (Research Industrial) District; Developed Industrial Buildings.

Site Summary:
Gross Area:	84,518 Square Feet/1.94 acre
Proposed Building Coverage:	21,818 Square Feet/0.50 acre
Impervious:	46,275 Square Feet/1.06 acre
Off-Street Parking Required:	37 parking spaces
Off-Street Parking Provided:	40 parking spaces

Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions:

1. Provision of a revised site plan to include the following changes:

a. Provide Book and Page Numbers on each of the interior utility easements and drainage easements.

b. Note No. 10 conflicts with note No 15. Need to remove either note No. 10 or No. 15.

c. Correct the existing pervious and existing impervious square foot numbers, so they add up to the total property area.

d. Within the parking summary change (2 spaces per 3 bedroom unit) to (2.5 spaces per 3 bedroom unit).

e. Move the northeast duplex a minimum of 0.25’ south, in order to meet the minimum 25’ rear yard setback.

2. Provision of a photometric plan pursuant to Section 20-14AO1.

3. Execution of a site plan performance agreement per Section 20-1433.

4. Submit public improvement plans to Public Works prior to release of the site plan to Neighborhood Resources.

5. Per Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. This project will not be released for building permits until an approved SWP3 has been obtained. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained.

6. Provide water line plans to the Municipal Utilities Department. These plans must be submitted for approval and signatures from the Fire and Utilities Departments before building permits are issued.

7. Provide the following notes on the site plan:

a. “All existing trees shown as remaining must be protected prior to grading.”

b. “No occupancy will be allowed until all site improvements are completed.”

C. STAFF REVIEW

The applicant is proposing to construct multiple-family duplex and triplex units within the Hoover Subdivision located at 1500 E. 24^th Street. The property is zoned RM-1 (Multiple-Family Residence) District.

The 24^th Street Villas will have 18 dwelling units. There will be 12 duplex dwelling units and 6 triplex dwelling units. The 18 dwelling units provide a total of eight 2-bedroom units and ten 3-bedroom units.

There will be an attached 2-car garage for each dwelling unit. The complex meets the required number of minimum parking spaces.

1500 E. 24^th Street, Aerial - February 2003

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 property is within an RM-1 (Multiple-Residence) District, a district that permits multiple-family apartment complexes. 1.94 acres = 84,518 square feet / 1 dwelling unit per 3,500 square feet = maximum of 24 dwelling units allowed. 18 dwelling units are proposed.

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

With the recommended conditions, the arrangement of buildings, off-street parking, access, landscaping and drainage will be compatible with adjacent land use. The applicant is proposing building mounted lighting with illumination to be shielded from view off-site. Per Section 20-14A01, a required photometric plan will need to be provided.

(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 vehicular ingress and egress to and from the site and circulation within the site help provide for safe, efficient and convenient movement of traffic. Vehicular access will be from E. 24^th Street. The existing driveway lane access from E. 23rd Street for the existing single-family house will no longer be used.

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

The plan shows sidewalks along one side of the internal driveway aisles. The sidewalk on 24^th street within this residential area is on the opposite side of the 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;

There will be a sufficient mixture of grass and trees within the interior and perimeter of site so the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. The existing trees will need to be protected (limits of construction barrier) prior to grading.

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

The plan shows a trash storage area; Two trash containers on a 24’ x 14’ level concrete pad with 6’ high wood fence, bumper blocks and posts. The trash storage area will be located over a drainage easement with proposed underground drainage pipe. The stormwater engineer has reviewed, and in this instance, approved the proposed trash storage location over the drainage easement.

(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.

The plan also takes into account the adjacent sanitary sewer, municipal water lines and the topography of the site. The existing house and accessory structure on the property will be removed or demolished.