SITE PLAN REVIEW
CITY COMMISSION
SP-02-13-06: Family Services Center, a site plan for a maintenance/storage building at 1739 E. 23rd Street. Submitted by Peridian Group, Inc. for DCCCA, property owner of record.
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Current Zoning and Land Use: |
RO-2 (Residence-Office) District; existing building.
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Surrounding Zoning and Land Use: |
RS-1 (Single-Family Residential) District to the east and south; single-family residences.
C-4 (General Commercial) District to the west; commercial uses.
PCD-2 (Planned Commercial) District to the north; commercial uses.
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Site Summary: |
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Gross Area: |
5.4 acres (237,228 square feet) |
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Building Coverage: |
9,721 gross square feet/ 5545 net square feet |
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Off-Street Parking Required: Off-Street Parking Provided: |
18 spaces (1 space/ 300 net square feet) 21 spaces, including 2 accessible spaces |
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Staff Recommendation: Staff recommends approval of SP-02-13-06, construction of a maintenance/storage building for the Family Services Center, subject to the following conditions: 1. Submittal of a Site Plan Performance Agreement. 2. Submittal and approval of a Photometric Plan. 3. Submittal of an Agreement Not to Protest the Formation of a Benefit District for Sidewalk Improvements along East 23rd Street. 4. Revision of the site plan to include the following: a. Inclusion of all mechanical units. b. Inclusion of specific shrubbery, per the City’s landscape supervisor, to screen mechanical units and notation of this shrubbery in the landscape schedule. c. The plant schedule should be revised to include all existing landscaping as noted in the 2000 site plan. d. The dwarf burning bushes along the eastern side of the parking lot (running north-south) should be replaced with evergreen shrubs such as Sea Green Juniper ‘Juniperus Chinensis’ or Keteleeri Juniper (upright) per the conditions of the 2000 site plan and listing of this shrubbery in the plant schedule. e. Replacement of (Juniperus Caenertii) ‘Pyramidal Green’ in the plant schedule with Juniperus Chinensis ‘Pyramidalis’. f. Removal of the note “install laydown curb”. g. Reduction of the width of the asphalt drive to 20 feet and revision of the impervious/pervious surface calculations. h. Inclusion of specific locations of all new lighting for the maintenance building. i. Inclusion of a trash enclosure which meets city standards. j. Notation of whether or not the existing bicycle rack is located on a paved surface. A paved surface should be included if none exists now. k. Revision of the parking summary to include required and provided number of bicycle parking spaces.
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C. STAFF REVIEW
The subject property, which is zoned RO-2 (Residence-Office) District, is located on the southeast corner of Harper and East 23rd Streets. The existing building includes the Family Services Center.
The applicant proposes an 1800 square foot maintenance building at the southeast corner of the site. A 25 foot wide drive is proposed to serve the proposed maintenance building. As the drive is proposed for private use only, the width should be reduced to 20 feet.
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;
The subject property is zoned RO-2 (Residence-Office) District. This district is “…designed to primarily provide mixed use areas for professional offices, medical and dental clinics and similar types of uses that are compatible with and can be located adjacent to or in combination with single, duplex, or multiple-family residential uses without undue harmful effects to the residential uses”. The existing building includes professional offices, which is a specific use allowed in the RO-2 (Residence-Office) District. The proposed maintenance building is permitted as an accessory building to the main structure.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping, and drainage is compatible with adjacent land uses;
A drainage study was not required with the application, as the proposed increase in impervious area is less than 10 percent. The impervious surface area calculations will need to be revised with the reduction in width of the new drive lane from 25 to 20 feet.
No additional off-street parking spaces are required with this project, as 18 spaces are required (at a ratio of 1 space per each 300 net square feet) and 21 spaces, including 2 accessible spaces, are provided. Five bicycle parking spaces are shown on the plan. However, as a condition of approval, the bicycle rack should be placed on a paved surface. If the rack is currently located on a paved surface, a note stating the presence of a paved surface should be included on the plan.
Ten new Juniper trees are proposed along the southern and eastern sides of the maintenance building in order to provide an adequate screen for the adjacent residential properties. As a condition of approval, the proposed Juniper type should be changed to Juniperus Chinensis ‘Pyramidalis’, per the City’s landscape supervisor. Additionally, per the site plan approved in 2000, the dwarf burning bushes along the eastern side of the parking lot (running north-south) should be replaced with evergreen shrubs such as Sea Green Juniper ‘Juniperus Chinensis’ or Keteleeri Juniper (upright). The landscape schedule needs to be revised to reflect the substitution and addition of trees and shrubbery, as well as the site’s existing landscaping.
The 25-foot wide private drive leading from the southern end of the site’s existing pavement to the maintenance building will provide for vehicular access to the new building. As the drive is proposed for private use, its width should be reduced to 20 feet. The pervious/impervious calculations should be revised to reflect this change in pavement coverage. The proposed laydown curb should also be removed, as it is not necessary per the City’s Public Works Department.
Regarding lighting, the plan notes that building mounted lighting is proposed. As a condition of plan approval, all proposed lighting should be included on the plan and a photometric plan should be provided to the Planning Office for review and approval.
(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 East 23rd Street which leads into the parking lot. The new private drive for the maintenance building will be narrowed to 20 feet wide and will not interfere with the safe, efficient, and convenient movement of traffic within the site.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The site internally includes a walkway leading from the parking area to the main building entryway.
The sidewalk along 23rd Street is required to be a minimum of 6 feet wide. As the sidewalk width varies from 5’6” to 5’8” wide, an Agreement Not to Protest the Formation of a Benefit District for Sidewalk Improvements along East 23rd Street will be provided.
(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;
Ten new Juniper trees are proposed along the southern and eastern sides of the maintenance building in order to provide an adequate screen for the adjacent residential properties. As a condition of approval, the proposed Juniper type should be changed to Juniperus Chinensis ‘Pyramidalis’, per the City’s landscape supervisor. Additionally, per the site plan approved in 2000, the dwarf burning bushes along the eastern side of the parking lot (running north-south) should be replaced with evergreen shrubs such as Sea Green Juniper ‘Juniperus Chinensis’ or Keteleeri Juniper (upright). The plan should also include all mechanical units and landscape screening for these units. The landscape schedule needs to be revised to reflect the substitution and addition of trees and shrubbery, as well as the site’s existing landscaping.
(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 an enclosed dumpster to the west of the existing main building. As a condition of approval, a trash enclosure meeting city standards should be shown on the plan.
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. An existing asphalt basketball court will be removed with the project in order to allow for the construction of the new 20 foot wide asphalt drive. The note pertaining to installation of a laydown curb should be removed, as it is an unnecessary improvement to the site. An Agreement Not to Protest the Formation of a Benefit District for Sidewalk Improvements along East 23rd Street is required with this project, as the sidewalk varies in width from 5’6” to 5’8” wide.
E. CONCLUSION
Staff recommends approval of site plan SP-02-13-06, construction of a maintenance/storage building for the Family Services Center, subject to the following conditions:
4. Revision of the site plan to include the following:
a. Inclusion of all mechanical units.
b. Inclusion of specific shrubbery, per the City’s landscape supervisor, to screen mechanical units and notation of this shrubbery in the landscape schedule.
c. The plant schedule should be revised to include all existing landscaping as noted in the 2000 site plan.
d. The dwarf burning bushes along the eastern side of the parking lot (running north-south) should be replaced with evergreen shrubs such as Sea Green Juniper ‘Juniperus Chinensis’ or Keteleeri Juniper (upright) per the conditions of the 2000 site plan and listing of this shrubbery in the plant schedule.
e. Replacement of (Juniperus Caenertii) ‘Pyramidal Green’ in the plant schedule with Juniperus Chinensis ‘Pyramidalis’.
f. Removal of the note “install laydown curb”.
g. Reduction of the width of the asphalt drive to 20 feet and revision of the impervious/pervious surface calculations.
h. Inclusion of specific locations of all new lighting for the maintenance building.
i. Inclusion of a trash enclosure which meets city standards.
j. Notation of whether or not the existing bicycle rack is located on a paved surface. A paved surface should be included if none exists now.
k. Revision of the parking summary to include required and provided number of bicycle parking spaces.