January 24, 2006

A. SUMMARY

SP-12-96-05: 1246 Haskell Avenue, a site plan for site improvements to 1246 Haskell Avenue. Submitted by Paul Werner Architects for Janine Colter, property owner of record.

B. GENERAL INFORMATION

Current Zoning and Land Use:	C-1 (Inner-Neighborhood Commercial) District; existing building.
Surrounding Zoning and Land Use:	RS-2 (Single-Family Residential) District in each direction; single-family residences.
Site Summary:
Gross Area:	.17 acre (7,256 square feet)
Building Coverage:	746 gross s.f. and approximately 596 net s.f.
Off-Street Parking Required: Off-Street Parking Provided:	6 spaces (1 space/ 100 net square feet) 7 spaces, including 1 accessible space

Staff Recommendation: Staff recommends approval of SP-12-96-05, site improvements to 1246 Haskell Avenue, subject to the following conditions: 1. Submittal of a Site Plan Performance Agreement. 2. Submittal of an Agreement Not to Protest the Formation of a Sanitary Sewer Benefit District for construction of a public sewer line to service this site and connection of the on-site service line to this public sewer. 3. Submittal of an Agreement Not to Protest a Benefit District for sidewalk improvements for Haskell Avenue and 13^th Street. 4. Revision of the site plan to include the following: a. Notation of replacement of the garage door with a solid wall and window. b. Notation of all existing site lighting and a note stating that all lighting will be shielded to prevent off-site glare. c. Revision of the site’s pavement, impervious, and pervious calculations to reflect the site’s actual existing conditions.

1246 Haskell Avenue, 2003 Aerial

C. STAFF REVIEW

The subject property, which is zoned C-1 (Inner-Neighborhood Commercial) District, is located on the northeast corner of E. 13^th Street and Haskell Avenue. The existing building is vacant and is proposed to include a hair care establishment.

Relevant Site History

On September 20, 2005, the City Commission approved a site plan application (SP-08-61-05) for 1246 Haskell Avenue addressing non-complying site conditions. Replacement of the overhead garage door with a wall and window was required with approval of SP-08-51-05. This improvement has not been completed to date, but is required with the subject site plan application. An application to change the site’s zoning from the RO-2 (Residence-Office) District to the C-1 (Inner-Neighborhood Commercial) District was approved by the City Commission on December 13, 2005.

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;

C-1 (Inner-Neighborhood Commercial) District zoning was approved by the City Commission on December 13, 2005. This district includes office and limited commercial uses intended to be compatible with residential uses. The existing building is proposed to include a hair care establishment, which is specifically allowed in the C-1 (Inner-Neighborhood Commercial) District.

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

The existing building is located in the northwest corner of the site. As such, it is located approximately 85 feet from the property’s eastern property line. While the building is located less than 10 feet from the property’s northern property line, the building’s doors are located on its southern side and the parking area is buffered to the north by landscaping. It is important to note that, per approval of a previous site plan (SP-08-61-05), the building’s existing garage door will be removed and replaced with a solid wall and window prior to issuance of an occupancy permit.

Per Section 20-1446(b) of the Zoning Regulations, a solid, view-reducing screen of four to six feet in height is to be provided along interior lot lines of commercially developed areas when the site abuts residentially zoned property. Therefore, installation of a minimum four-foot tall view-reducing fence along the property’s northern and eastern sides is required prior to issuance of an occupancy permit. As the fencing requirement is stated as a specific C-1 District standard, this requirement can be waived only through a variance from the Board of Zoning Appeals.

No additional off-street parking spaces are required with this project, as 6 spaces are required (at a ratio of 1 space per each 100 net square feet) and 7 spaces are provided. The site’s landscaping meets city standards and the previously approved site plan (SP-08-61-05). Therefore, no additional landscaping is being provided at this time. Regarding lighting, the applicant has stated that the building includes a wall-mounted flood light. As a condition of plan approval, all existing lighting and notation of off-site glare prevention should be included on the plan.

(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;

No parking lot changes are proposed at this time. The site includes an access drive off E. 13^th Street that leads to 7 parking spaces, including one accessible space.

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

The site internally includes a 10-foot wide sidewalk leading from the accessible space and access aisle to the building’s entryway. No parking lot changes are proposed or required at this time.

(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;

No new landscape materials are being planted with the subject site plan, as the site’s existing landscaping complies with city standards and the previously approved site plan (SP-08-61-05). A four-foot tall view-reducing fence is required to be installed along a portion of the property’s northern and eastern edges per Section 20-1446 of the Zoning Regulations.

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

Trash collection will continue to be provided via curb side pick up. As trash cans are stored inside the building, a dumpster is not required. No exterior storage or vehicular parking is allowed on the 10-foot wide 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 site plan takes into consideration infrastructure improvements and physical alterations that have previously been made to this property. As a public sanitary sewer main does not touch the subject property, submittal of an Agreement Not to Protest the Formation of a Sanitary Sewer Benefit District for construction of a public sewer line to service this site and connection of the on-site service line to this public sewer is required with this project. Additionally, the five-foot sidewalk along Haskell should be six-feet wide, and the four-foot sidewalk along E. 13^th Street should be five-feet wide. Therefore, an Agreement Not to Protest the Formation of a Benefit District for sidewalk improvements along Haskell Avenue and E. 13^th Street is being required with this project.

E. CONCLUSION

Staff recommends approval of site plan SP-12-96-05, site improvements to 1246 Haskell Avenue, subject to the following conditions:

1. Submittal of a Site Plan Performance Agreement.

2. Submittal of an Agreement Not to Protest the Formation of a Sanitary Sewer Benefit District for construction of a public sewer line to service this site and connection of the on-site service line to this public sewer.

3. Submittal of an Agreement Not to Protest a Benefit District for sidewalk improvements for Haskell Avenue and 13^th Street.

4. Revision of the site plan to include the following:

a. Notation of replacement of the garage door with a solid wall and window.

b. Notation of all existing site lighting and a note stating that all lighting will be shielded to prevent off-site glare.

c. Revision of the site’s pavement, impervious, and pervious calculations to reflect the site’s actual existing conditions.