HomeMy WebLinkAboutA006 - Commission Action form dated January 18, 1995 - Approval of P-C Plan r
ITEM #: VII
DATE: 01/18/95
COMMISSION ACTION FORM
SUBJECT:
Request for Approval of a P-C Plan to Allow the Construction of a Bank/Office Building
at 625 - 24th Street.
ACTION FORM SUMMARY: This a request to approve the removal of an existing
single-family dwelling and the construction of a two story bank/office building, located
on the northeast corner of Grand Avenue and 24th Street.
Staff recommends denial of this request unless the Planning and Zoning Commission
recommends approval of the LUPP map amendment to allow C (Commercial) on the
site, and recommends approval of rezoning to P-C with office/bank uses allowed.
BACKGROUND:
The developers are requesting approval of a P-C Plan, which involves the removal of
an existing single-family dwelling, and the construction of a two story bank/office brick
building. The proposed structure will have access from 24th Street via a driveway on
the eastern side of the site. There will be a 25-foot building setback from 24th Street
and a 20-foot setback from Grand Avenue.
This property is currently zoned R-3 (Medium Density Residential), and concurrent
with this request the developers are requesting approval of a change to the Land Use
Policy Plan Map from RM (Residential: Medium-Density) to C (Commercial). They are
also requesting approval of a rezoning from R-3 (Medium-Density Residential) to P-C
(Planned Commercial).
ANALYSIS:
Impermissible Uses. The list of impermissible uses is established as part of a
rezoning to P-C. The developer is requesting approval of the following uses:
business and professional offices, and medical offices. The business office use is
intended to include a bank. Staff is recommending, if the rezoning from R-3 to P-C is
approved, that the only permissible uses allowed on this property shall be business
and professional office, a bank and medical and dental office, (only if adequate
parking can be provided). The site plan, as submitted, cannot support medical offices
in all or part of the proposed building because there is insufficient parking provided on
the site to meet the minimum requirements in the Zoning Ordinance for this- type of
use. The site plan would have to be modified so additional parking could be provided
by making the building foot print smaller. The site plan for the proposed structure
meets the minimum parking requirements for a business and/or professional office,
including a bank. Therefore, for this particular P-C site plan the only uses that
should be permitted are business office, professional office, and a bank.
Utilities. The Development Review Committee has reviewed this proposed site plan
and they have concluded that the utilities are adequate to meet the needs of this
project.
Water:
Existing ---- 16-inch main in 24th Street. The service to the building will
be sized at the time when the tenants are known.
Sanitary Sewer:
Existing ---- 8-inch main in 24th Street, 100 feet west of Grand Avenue
and an 8-inch main in Jensen Avenue east of this site.
Storm Sewer:
Existing ---- 18-inch main in 24th Street and drainage ditch on the east
side of Grand Avenue. A storm water management plan has been
prepared that will detain water on the site in the parking lot, which will then
be discharged into the storm sewer in 24th Street.
Electric: Electric service to the site is adequate.
Vehicular Access and Parking. Access to the site is from a driveway on 24th Street,
which is located on the eastern part of the parcel. The driveway location takes into
consideration the median that will be constructed in 24th Street in the near future.
Note: an existing storm sewer intake will have to be moved out of the driveway
approach.
A traffic study was conducted with regard to the potential uses on this site, and it
concluded that the additional traffic from the proposed office type uses would not have
a significant effect on the operation of the 24th Street and Grand Avenue intersection.
The developer is proposing a parking plan, which provides 57 parking spaces,
including 3 handicapped parking spaces. This parking plan is consistent with the
ordinance requirements for a two story business or professional office building.
However, the amount of parking provided does not meet the ordinance
requirements for a medical or dental office. Therefore those uses cannot be
permitted with this site plan.
Z
No. of Spaces
Buildin_q Size Parkin_q Reg'd No. of Spaces Req'd Provided
Bus. Office/Bank
7,500 sq.ft. 1st fir. 11250 sq. ft. 30 spaces 30 spaces
8,000 sq.ft. 2nd fir. 1/300 sq. ft. 27 spaces 27 spaces
Medical/Dental
15,500 sq.ft 1/200 sq. ft. 78 spaces 57 spaces
Cy-Ride has a stop at the intersection of 24th Street and Grand Avenue so this site is
served by public transportation. A bicycle path is planned for the west side of Grand
Avenue, which will be constructed in the near future. The site plan also indicates
sidewalk is planned on the south side of this property along 24th Street.
Signs and Lighting. The developer is proposing surface mounted, unlighted metal
signs on the east and west sides of the bank canopy and on the south and west sides
of the building. The sign on the south side of the building is centered above the
curtain wall glazing, and the sign on the west side of the building is centered on the
brick wall between the two curtain walls on the south end of the structure. These
signs will consist of eight (8) inch letters, denoting the business name. Space is
reserved for logos on the east and west sides of the canopy and on the brick wall on
the west side of the building below the proposed wall sign. These logos would be
approximately four (4) feet in diameter on the canopy and five (5) feet in diameter on
the brick wall. Building directories are proposed next to the two entrances on the east
side of the building that are approximately four (4) by five (5) feet in size. The
proposed signs are all unlighted and are unobtrusive and should be compatible with
surrounding development in the area.
The lighting on the site will consist of two parking lot lights on 12 foot standards on the
east side of the parking lot which will provide 1.5 foot candles of light below the light
and .75 footcandles at a 50 foot radius. These fixtures will be on photo cells. This
amount of lighting is about average for a parking lot and should be appropriate for an
office type use.
Landscaping. The landscape plan includes the retention of five (5) existing locust
trees that are located along 24th Street and Grand Avenue. The face of the building
will be indented along Grand Avenue in order to retain the two (2) existing trees on
that side of the building. An Imperial Locust tree will be planted in the northwest
corner of the building to complement the existing locust trees. Two Norway Maples
will be planted at the entrance to the parking lot and another Norway Maple will be
planted in the peninsula at the northeast corner of the building. Two (2) Little Leaf
Lindens will shade the parking area north of the bank canopy. The developer intends
to plant 18 Scotch Pine trees along the west and north sides of the parking lot. These
3
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trees will provide screening and separation between the parking lot and office use on
this property from the multiple family use to the north. The landscaping along the east
side of the parking lot and in the island east of the canopy consists of Winged
Euonymus. This is a colorful shrub which will provide a color accent to the site and
soften the impact of the parking lot. Foundation plantings include Hughes Juniper on
the east side of the building and Cutleaf Staghorn Sumac on the south side of the
building, which will accent these two (2) sides of the building.
Building Elevations. The proposed 15,500 square foot, two story building will be a
brick structure with curtain wall glazing. (See attached building elevations.) There will
be a canopy on the north side of the building, which will provide cover for three drive-
up lanes for a bank use in the building. The proposed structure is designed around
two existing locust trees, located on the west side of the building, which should be an
added enhancement to the site. The proposed structure is compatible in size and
scale with other commercial and residential development in close proximity to this
property.
STAFF COMMENT:
The Department believes the proposed site plan meets the objectives for a site plan in
the P-C district. The building arrangement, minimal signage, and landscaping reduce
adverse effects on the subject property and on adjacent property. An adequate
arrangement is being made to address storm water runoff from the site. Nothing in
the plan indicates that there will be soil erosion as a result of this plan. Appropriate
screening is being used to increase the compatibility with surrounding land uses.
There should be no significant noise or other disturbances as a result of the proposed
office type uses on this property. Adequate provision is being made for safe access
to this site, and there is good circulation on this site. This project can be served by
utilities in the area, and there is adequate fire protection.
Although this site plan meets the objectives for approval, it cannot be recommended
for approval unless it is determined that the LUPP Map should be amended to change
this property to commercial, and unless the zoning is changed from R-3 (Medium
Density Residential) to P-C (Planned Commercial)
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend approval of 'the P-C Plan
for 625 24th Street to allow the construction of an office/bank building with the
following stipulations:
(a) That LUPP Map is changed to C (Commercial).
(b) That this property is rezoned to P-C with a List of Impermissible uses that
would allow business and professional office, and a bank on this property.
4
(c) That medical and dental offices not be allowed with this P-C Plan because
of insufficient parking.
(d) That the storm sewer intake be moved out of the driveway approach.
2. The Planning and Zoning Commission can recommend denial of the request to
approve a P-C Plan for 625 24th Street.
3. The Planning and Zoning Commission can modify this request for P-C Plan
approval for 625 24th Street to allow the construction of an office/ bank building.
However the plan cannot be modified unless:
(a) The LUPP Map is changed to C (Commercial), and
(b) The property is rezoned to P-C with a list of Impermissible Uses that allows
business and professional office, including a bank on this property.
4. The Planning and Zoning Commission can refer this request back to the
developer or City staff for additional information. (Action must be taken within
120 days of this Planning and Zoning Commission meeting.)
DEPARTMENT'S RECOMMENDED ACTION:
It is the recommendation of the Department that the Planning and Zoning Commission
adopt Alternative #2, if the Planning and Zoning Commission recommends denial of
the LUPP Map amendment and denial of the rezoning from R-3 to P-C. However, if
the Planning and Zoning Commission determines that the LUPP Map should be
amended to allow a commercial use on this property and recommends that the
property should be rezoned to P-C and a business and professional office uses,
including a bank should be allowed on this site, then staff recommends that the
Planning and Zoning Commission adopt Alternative #1. The proposed P-C Plan
meets the objectives for a site plan in the P-C zoning district.
Attachment
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