HomeMy WebLinkAboutZ-4513-A Staff AnalysisOctober 25, 1999
Item No.: 1
File No.
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property :
Staff Report:
A. Public Works Issues:
Z-4513-A
Choctaw, Inc.
1300 Bond Street
Long Legal
I-3
Variances are requested from
the area and building height
provisions of Section 36-321 to
permit new construction on the
industrial site.
Applicant's Statement: The
applicant's justification is
presented in the attached letters.
Concrete pipe manufacturing
Concrete pipe manufacturing
1.East 13t' Street is a commercial street. Dedication of
right-of-way to 30 feet from centerline will be required.
With Building Permit:
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets with planned development. (Bond Street and
East 13th Street)
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Stormwater detention ordinance applies to this property.
5. A grading permit and development permit for special flood
hazard area is required prior to construction.
6.Driveways shall conform to Sec. 31-210 or Ordinance
18,03-1.
7. Easements shown for proposed storm drainage are required.
October 25, 1999
Item No.: 1 (Cont.)
7.If doing any street cuts or curb
If doing any work in right-of-way
permit. Contact Derrick Bergfeld
B. Staff Analvsis:
cuts, obtain permits.
obtain barricade
at 340-4854.
Choctaw, Inc., a pipe manufacturing and sales company,
occupies the I-8 zoned, 12+ acre tract located at 1300 Bond
Street. Choctaw has proposed an expansion project that will
result in the removal of two older buildings and the phased
construction of a new facility which will allow for more
efficient concrete pipe production. Phase I of the new
facility has a tentative finished construction date of
April, 2000. Phase II will be built at a later date yet to
be determined. Aspects of the Phase I construction generate
the need for minor setback and height variances. The I-3
district requires a side yard setback of 30 feet. A small
portion of the Phase I building and the material hoppers
associated with that building will have a side yard setback
of 6 feet to 17± feet. The material hopper will be 65 feet
tall. The I-3 district has a height restriction of 60 feet.
Staff is supportive of the requested variances. The minor
height variance of 5 feet for the material hoppers is
negligible on the 12+ acre site. The proposed height is not
out of character with other development in this heavy
industrial area. The reduced side yard setback for a small
portion of the building and the material hoppers should have
no impact on nearby properties. A railroad spur is adjacent
to the site, separating this property from the property to
the west. The property beyond the railroad spur is occupied
by Golden Eagle, a large beer distribution company. Section
36-321 states that it is appropriate to adjust side yard
setbacks to accommodate those tracts of land provided with
access to rail service.
The vast majority of the site is unpaved and will remain so
to accommodate material storage and heavy equipment traffic.
The area nearest the office building, at the northeast
corner of the site, is paved and provides adequate area for
the required parking. An upgrade in landscaping is
required. The site is zoned I-3, heavy industrial and is
surrounded by railroad spurs and other industrial uses. Any
required upgrade in landscaping should only be placed on the
13t' Street perimeter, as placement anywhere else is not
feasible or of any benefit. Staff suggests that a perimeter
landscape strip be planted along the 13t' Street (north)
E
October 25, 1999
Item No.: 1 (Cont.)
perimeter, with appropriate trees and shrubbery to provide
screening of the site.
C. Staff Recommendation:
Staff recommends approval of the requested side yard setback
and building height variances subject to compliance with the
following conditions:
1. Compliance with the phased development plan for removal
of existing buildings and construction of the new
facility.
2. Compliance with Public Works Comments including any
variance or waiver of those requirements as may be
granted by the Board of Directors.
3. Installation of a street side perimeter landscape strip
on the 13t' Street (north) perimeter with placement of
trees and shrubbery appropriate to provide screening of
the site from the public right-of-way.
4. Relocation of the 6" sewer line and the 12" CMP located
underneath the proposed new building.
BOARD OF ADJUSTMENT:
(OCTOBER 25, 1999).
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the conditions outlined in the " Staff
Recommendation" above.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff, including all conditions. The vote was
4 ayes, 0 noes, 0 absent and 1 abstaining (Ruck).
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