SITE PLAN REVIEW
SP-12-101-05: A site plan for the construction of an auto sales and service facility, located at 1527 W 6th St. Submitted by Mashhur Zarif Hawue and Tim LeBlanc Architectural Engineering for Drs. Eston Schwartz and Raonak Ekram, property owners of record.
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Current Zoning and Land Use: |
C-5 (Limited Commercial) District; Restaurant.
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Surrounding Zoning and Land Use: |
C-5 (Limited Commercial) District to the west and east; motel to the west and financial services to the east
C-4 (General Commercial) District to the north; retail center with financial services, beauty shops and restaurant.
RM-2 (Multi-family Residence) District to the south; existing neighborhood with duplexes and four-plexes.
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Gross Area: |
42,336 sq ft existing; 46,773 sq ft w/vacated R.O.W.
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Existing Building |
3,664 sq. ft. (to be demolished)
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Proposed Buildings |
14,132 sq. ft.; 4,498 sq. ft. sales and showroom; 9,189 sq ft. automobile service and repair facility. |
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Off-Street Parking Required:
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Sales/Showroom: Parking Group 14; 1 space required per 400 SF of floor area; 4256 SF of floor area: 11 parking spaces required.
Automobile repair and services: Parking Group 16; 1 space required per 500 SF of floor area; 9189 SF: 19 parking spaces required.
30 parking spaces required.
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Off-Street Parking Provided: |
30 parking spaces provided including 2 accessible spaces
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions: 1. Execution of a site plan performance agreement per Section 20-1433. 2. Vacation of Right of Way from Wisconsin Street (20’) and notation of Book and Page reference of Vacation Ordinance on the face of the site plan. 3. Photometric plan submitted and approved per Section 20-1431.1 of City Code 4. Site plan revised to show that the screening fencing will extend to the corner of the south property line. 5. Revised legal description to include the 25’ of vacated Right of Way along Wisconsin Street 6. Correction to the square footage listed in the ‘site summary’ to show 9,633 SF for the service building, as shown on the graphic. |
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The applicant proposes to demolish the existing restaurant and construct a used car/service facility at 1527 W 6th Street. The northern portion of the building will house a show room and sales offices. The southern portion of the building will be used as an automobile repair and servicing facility.
An application for Vacation of Right of Way for 20’ from Wisconsin Street has been submitted and will be considered at the City Commission public hearing on February 14th, 2006. The vacation of right of way is being requested to provide the space needed for the applicant to meet the off-street parking requirements. Wisconsin Street was originally plated with 100’ of right of way, but is a local street requiring only 60’ of right of way. Several years ago, a portion of the western half was vacated to the owner of the College Motel property. With approval of this vacation request, 70’ of right of way will remain.
In response to staff review comments, the applicant has made appropriate revisions to the site plan. The existing screening fence along the southern property line is in disrepair at the eastern section and must be repaired or replaced. A condition for an execution of a site plan performance agreement is required for all site plans, per Section 20-1433.
Findings
Per Section 20-1432, staff has found that the following conditions (a-g) have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
Per Section 20-709.11, the C-5 (Limited Commercial) District allows for automobile sales, service, rental (new and used) and for Automobile Repair and Services subject to an approved site plan.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed arrangement of buildings, off-street parking, access, lighting, landscaping improvements and drainage will be compatible with the adjacent land uses. The properties to the north, east and west are similarly zoned commercial properties. The property to the south is a residentially zoned district. There is an existing fence and a greenspace buffer separating the facility from the residential area as required by Section 20-1216(c). The eastern section of the fence is in disrepair and must be repaired or reconstructed with this improvement. A complete photometric plan will be required to insure the proposed lighting will not create glare into the surrounding residential neighborhood.
(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 existing vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic. The angled parking on the west side of the property will require one way travel and the accessway on Wisconsin is designated on the site plan as ‘one way only’.
(d) That the site plan provides for the safe movement of pedestrians within the site;
There is an existing 6’ sidewalk along W 6th Street. The site plan proposes a new 5’ sidewalk along Wisconsin Street. 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;
There is continuous screening landscaping for the off-street parking area that fronts Wisconsin and W 6th Streets. A sufficient mixture of native grass, trees, and shrubs will be provided on area not used for buildings, structures, parking or accessways so the development will be in harmony with adjacent land uses and provide a pleasing appearance to the public.
(f) That all outdoor trash storage areas are screened.
The existing outside trash storage area will have new screening and gates.
(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 has an existing building which will be demolished. The site plan utilizes the proposed vacated right of way as greenspace setback for the parking area. A 5’ sidewalk will be constructed along Wisconsin Street. The location of the waterlines in this area will be field verified, so the sidewalk will not be constructed over the waterlines.