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HomeMy WebLinkAboutMEMORANDUMTO: Lydia Galbraith, Zoning Specialist THROUGH: Mayte Santamaria, Planning & Development Services Assistant Director FROM: Kori Benton, Senior Planner SCANNED DATE: May 4, 2018 BY St. Lucie County SUBJECT: The Porch Factory - Off-street Loading & Parking Demand Analysis 705 N 39th Street Thank you very much for providing the opportunity for review of the proposed Off-street Parking and Landscape improvement plan for the subject site, engaged in permitting for renovation and reuse. This memo is intended to verify, based upon analysis of the proposal, the provision of seven (7) vehicular parking spaces (one (1) of which is handicap accessible) and an off-street loading space, to be in compliance with St. Lucie County LDC Section 7.06.00 — Off -Street Parking and Loading, and the associated ITE Parking Generation standards for general light -industrial facilities (Land Use Code: 110) at .75 parking spaces per 1,000 sq. ft. of GFA. The completed analysis, as presented below, affirms the applicant's proposed site improvements present adequate off-street parking facilities for the use of occupants, employees, limited visitors, and patrons, and adequate off-street loading facilities, thereby reducing congestion to the public streets and promoting the safety and welfare of the public in accordance with LDC Section 7.06.01. Property Owner/Applicant: Location: Parcel ID# Zoning District: James Brann JRBRANN PROPERTIES LLC 2260 47th AVE Vero Beach, FL 32966-2122 705 N 39th Street Fort Pierce, Florida 2404-608-0166-010-6 IL (Industrial, Light) Future Land Use: IND (Industrial)__ Parcel Size: 1.21 acres Building Size 7,500 sq. ft. Existing Use: Light Industrial Warehouse Surrounding Zoning: North: RS-4 (Residential, Single Family — 4 du/ac) South: IL (Industrial, Light) East: IL (Industrial; Light) West: IL (Industrial, Light) C . May 4, 2018 The Porch Factory — Off-street Parking & Loading Page 2 Background The subject site 1.21-acre site is located within the IL (Industrial, Light) zoning district and features a 7,500 sq. ft. metal fabric structure built in 1973. The facility was previously occupied, until 2017, by Webb Marine, Inc., a marine repair and service business. JRBRANN PROPERTIES LLC purchased the subject site in February 2018, seeking to renovate and reuse the vacant structure for expansion of the Porch Factory, a local contracting and construction business engaged in design and installation of porches and screen enclosures. Pursuant to Land Development Code Section 3.01.03T. 2. c. (1) & (3) establishments providing flex space for general contractors and specialty contractors are permitted use within the IL, Industrial Light district contingent upon compliance with basic use and dimensional standards of Chapter VII — Development Design and Improvements Standards of the St. Lucie County Land Development Code. The property owner has applied for a building permit (BP# 1802-0386) for the renovation of the building interior. A condition of approval required that prior to a Certificate of Completion, the applicant provides off-street parking in accordance with LDC Section 7.06.00 — Off -Street Parking and Loading. A Zoning Compliance will be considered in conjunction with the completion of the building permit. The scope of renovations to the 7,500 sq. ft. structure encompass interior improvements, ADA upgrades, and incorporation of an accessory office space to support the light industrial use. Pursuant to LDC Section 7.06.02. A. 1., the parking requirement for general light -industrial facilities (Land Use Code: 110) is .75 parking spaces per 1,000 sq. ft. of GFA, .51 parking spaces per 1,000 sq. ft. of GFA for warehousing (Land Use Code: 150), 1.1 parking spaces per 1,000 sq. ft. of GFA for manufacturing (Land Use Code: 140), and 2.84 parking spaces per 1,000 sq. ft. of GFA for an "office building" (Land Use Code: 701), based upon IT'E Parking Generation standards. During initial review of the applicant's proposal, Land Use Code 701 was utilized for a portion of the facility in addition to a calculation of the remaining space. The facility will primarily function within categories of general light industrial and warehousing, with incidental assembly activities, to provide operational support to the Porch Factory. The incorporation of office space within the building is intended to contribute to the comfort, convenience, or necessity of the industry set to occupy the structure, and does not generate consumer traffic. Further, the space devoted to the support office use within this small business facility is less than twenty percent (20%) of the overall gross floor area, therefore is both subordinate in nature and area. The applicant has provided a site improvement plan which incorporates the allocation and striping of seven (7) off-street parking spaces, of which one (1) is handicap accessible, designation of an off-street loading space, and landscape enhancements to present compliance with LDC requirements. Conclusion Based upon review of the building size, scope of permits for interior renovations and accompanying zoning compliance application, the provision of seven (7) vehicular parking spaces (one (1) of which is handicap accessible) and an off-street loading space, offers compliance with St. Lucie County LDC Section 7.06.00 — Off -Street Parking and Loading. IT'E Parking Generation standards for general light -industrial facilities (Land Use Code: 110) at .75 parking spaces per 1,000 sq. ft. of GFA, encompass the provision of ancillary office space and would generate demand of 5.625 spaces for the proposed facility. The proposed site improvements have presented adequate off-street parking facilities for the use of occupants, employees, limited visitors, and patrons, and adequate off-street loading facilities, thereby reducing congestion to the public streets and promoting the safety and welfare of the public in accordance with LDC Section 7.06.01. Please let me know if there are additional inquiries or concerns regarding this matter. Thank you again for your assistance in reviewing this proposed project.