July 10, 2007

A. SUMMARY

SP-06-51-06: Joyce Construction Corp., a site plan for the construction of two, one-story office/warehouse structures located at 908 N. Iowa Street. Submitted by Allen Belot Architects for John J. Joyce III, property owner of record.

NOTE: Because this application was submitted prior to July 1, 2006 it is being reviewed under the old zoning code.

B. GENERAL INFORMATION

Current Zoning and Land Use:

RS10 (Single-Dwelling Residential) but rezoning to M-2 (General Industrial) has been approved by City Commission, ordinance is awaiting publication. Following publication, zoning will automatically become IG (General Industrial); vacant

Surrounding Zoning and Land Use:

M-2 (General Industrial) under old code, IG (General Industrial) to the west and north; manufacturing and warehouse uses.

A (Agricultural – County) to the south; residential.

A-1 (Agricultural Single-Family Detached – County) to the east; residential.

Site Summary:

Gross Area:

40,600 gross square feet

Existing Building Coverage:

Proposed Building Coverage:

Existing Pavement Coverage:

Proposed Pavement Coverage:

Existing Total Impervious Coverage:

Proposed Total Impervious Coverage:

1,526 gross square feet previously (structure has been demolished)

9,240 gross square feet

0 gross square feet

16,063 gross square feet

1,526 gross square feet

25,303 gross square feet

Off-Street Parking Requirement:

Public Accessible Floor Area:

Amount of Off-Street Parking Required:

Off-Street Parking Provided:

1 per 500 square feet of public accessible floor area

2,775 square feet

5.55 (6 spaces)

18 spaces, 2 accessible

Staff Recommendation: Planning staff recommends approval of site plan SP-06-51-06, to construct two, one-story office/warehouse structures located at 908 N. Iowa Street subject to the following conditions:

Submittal and approval of a Storm Water Pollution Prevention Plan;
Submittal and approval of Water Line Plans to the Fire Department and Utilities Department.

908 N Iowa Street (Subject Site)

C. STAFF REVIEW

The subject property is located on North Iowa Street and is the site of two proposed office/warehouse structures. The site is surrounded on two sides by similar industrial uses such as manufacturing and warehousing. Of the two structures proposed, one would contain approximately 3,960 gross square feet of floor area and the other 5,280 gross square feet of floor area for a total of 9,240 gross square feet of floor area. Of this, only 2,775 square feet consists of publicly accessible space and as such, this number is used to determined the amount of required parking.

This application was submitted June 13, 2006 prior to the adoption of the Land Development Code and is therefore subject to review under the old zoning code and approval by the City Commission. Following submission of this application it was determined that the subject property was unplatted and not zoned properly to permit such a use. Further research revealed that a rezoning request to M-2 (General Industrial) had been approved by the City Commission on September 14, 2004 on the condition that the property be platted. As of June 13, 2006 an application to plat had not yet been submitted to the Planning Office. Site plan review was deferred indefinitely until an application for preliminary and final plat was made and approval was granted. An application for a preliminary and final plat was received at the Planning Office on August 9, 2006. Review comments for the site plan were provided to the applicant on October 27, 2006, following Planning Commission’s consideration of the final plat. The City Commission approved the final plat for Joyce Addition on November 7, 2006. The final plat was recorded on February 13, 2007 and the rezoning ordinance was approved on second reading by the City Commission on February 20, 2007. The applicant resubmitted the site plan in response to the review comments supplied on October 27, 2006 on June 26, 2007.

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 subject property is IG (General Industrial) District under the new Development Code, which permits general industrial, wholesale, storage and distribution uses as well as administrative and professional offices. Under the former zoning code (under which this site plan application was submitted) in the M-2 district, similar uses such as professional office, wholesale sales and services and low-nuisance manufacturing are permitted.

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

The site takes access to North Iowa Street and the buildings are arranged east to west on the site with entrances facing the south toward the parking lot. Residential land uses exist to the south and east of the subject site and the applicant is proposing a 6’ tall wood screen fence along the perimeter of the parking lot on the south and east as well as well as landscaping on the south property line to help buffer the development from the residential properties. On the east, the applicant proposes a privately maintained detention pond for storm water drainage from the site. Industrial and warehouse uses exist to the north and west of the subject site and additional landscaping is proposed on the west side of the site along the driveway and between the proposed structures and Iowa Street. The width of the lot at Iowa Street is approximately 112’ and the applicant is providing 3 street trees. Lighting of the site and the parking lot is proposed to be provided with wall-mounted lights which do not require submission and approval of a photometric plan. A note has been added to the plan that states that “Outdoor/Security lighting shall be restricted to wall mount units as shown. Pole mounted lighting shall be prohibited prior to submission and approval of a revised site plan including photometrics for revised lighting”. The proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses.

(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;

This site has one access point from North Iowa Street which is designated as a principal arterial. The existing curb cut to the site will be closed and replaced with one connecting to the proposed parking lot. The drive-aisle widths and parking lot design meet applicable standards. According to the submitted traffic impact study, this use will generate 28 daily automobile trips with half entering and half exiting. This study has been reviewed and approved by the City Engineer and Traffic Engineer.

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

The applicant proposes a 6’ wide sidewalk along North Iowa Street that will connect to the existing sidewalk along Iowa Street north of the subject site. No sidewalk exists along Iowa Street to the south of the subject site. Additionally, the site plan shows a sidewalk connecting the proposed structures to the sidewalk planned along Iowa Street. This sidewalk will enter a clear path along the front of the westernmost building between the parking area and the buildings themselves.

(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;

The site plan shows a mixture of several shrubs and trees as well as turf between the proposed structures and the public right-of-way. In this area, at least five existing mature trees will remain. Additional landscaping and fencing is proposed along the south property line. The proposed detention pond and fence screening the parking lot will provide a buffer to the east property line. The site plan shows only an existing tree to remain along the north property line which is sufficient due to the adjacent land use being similar to that of the subject site.

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

According to the site plan, the proposed trash enclosure will constructed of split-faced CMU at a height of 6 feet 8 inches. Because the trash enclosure is within 10 feet of one of the structures, a note must be added to the site plan that the adjacent structure be constructed of non-combustible building materials.

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

A residence and associated structures that existed have been razed in preparation for the proposed development. The existing curb cut that served the property will be closed and replaced with the one proposed on the site plan.