SITE PLAN REVIEW
SP-01-11-06: Polk Spec Building, A site plan for the construction of a 3600 Sq. Ft. contractor office/shop facility with exterior storage area, located at 1200 E 11th St. Submitted by Paul Werner Architects for MG Holdings L.C., and Gregory Polk, property owners 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 west; Office/storage building.
RS-1 (Single-Family Residence) District to the north and south; City property used for vehicle maintenance and storage to the south. Narrow strip of railroad right-of-way to the north.
M-2 (General Industrial) District to the east and north (beyond the narrow strip of RS-1 District); Lawrence Wastewater Treatment facility.
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Gross Area: |
28,161 sq. ft.
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Existing Building |
none
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Proposed Buildings |
3,600 sq. ft. |
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Off-Street Parking Required:
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Office: Parking Group 16; 1 space required per 500 sq. ft. of floor area; 512 net sq. ft. of floor area: 1.0 parking spaces required.
Contractor Shop: Parking Group 15; 1 space required per 500 net sq. ft. of floor area; 679 net sq. ft.: 1.4 parking spaces required.
Storage Area: Parking Group 15; 1 space required per 500 net sq. ft. of floor area; 950 net sq. ft: 1.9 spaces required
Total of 4 off-street parking spaces are required. |
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Off-Street Parking Provided: |
7 parking spaces provided including 1 accessible space.
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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. Execution of a Floodplain Development Permit per Section 20-9A03 3. Provision of correct fencing material for screening of outdoor storage areas, per Section 20-14A04.7. 4. The following revisions must be made to the plan: a. Surfacing of storage area must be shown as pavement, with reference to gravel removed. b. Driveway radius must be corrected. c. Sanitary Sewer main must be shown on the Plan, with connection to the building. d. SBC cable must be shown in its current location.
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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 property line. The proposed request is for a 3,600 sq. ft. contractor shop building and outdoor storage area.
In response to staff review comments, the applicant has made appropriate revisions to the site plan. Additional revisions are needed, and are listed as conditions of approval. Since the property is located within the 100 year floodplain a Floodplain Development Permit must be obtained.
The proposed screening fence around the exterior storage area must be constructed in accordance with Section 20-14A04.7 of the City Zoning Code which prohibits the use of wire mesh fencing. An acceptable fencing material must be used for this screening fence. Gravel is not an acceptable surfacing material for exterior storage per Section 1443. This area must be paved or covered with vegetation to prevent soil erosion and control dust.
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 20-709.12, the M-2 (General Industrial) District allows for contractor or construction offices and shops subject to an approved site plan and provision of adequate off-street parking.
(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 is compatible with the adjacent land uses. The properties to the north, east and west are similarly zoned industrial properties. The property to the south is a residentially zoned district which is owned by the City and used for storage and maintenance of City equipment.
(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 proposed vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic. The proposed driveway to 11th Street exceeds the maximum allowed radius of 25’. The plan must be revised to correct the driveway radius.
(d) That the site plan provides for the safe movement of pedestrians within the site;
There is an existing 6’ sidewalk along E 11th Street; however, there is no pedestrian access to the building. A site plan (SP-08-66-02) had previously been approved for this site, without a pedestrian accessway. That site plan approval has expired. The property is located at the edge of town, in what is not a pedestrian oriented area; therefore providing a pedestrian accessway is desirable but not required.
(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 E. 11th Street.
The proposed landscaping has been approved by the City Landscape Supervisor.
(f) That all outdoor trash storage areas are screened.
The existing outside trash storage area is screened on 3 sides and has a gate on the 4th.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The sanitary sewer must be shown on the plan and the connection to the building shown. The Southwestern Bell cable has been re-located and its correct position must be shown on the plan. The site lies within the 100 year floodplain and a Floodplain Development Permit will be required with this site plan. An elevation certificate will be required at the building permit stage.