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HomeMy WebLinkAboutZ-6387 Staff AnalysisSeptember 29, 1997 Item No.: 7 File No. Owner: Address: Description• Zoned: variance Requested: Justification: Present Use of Property: Proposed Use of Proper: Staff Report A. Public Works Issues: Z-6387 Earnest P. Joshua, J. M. Products, Inc. 3120 Peyton Street Lots 1, 2, 3, 4, 5, Block 3, Remmel Addition I-2 variances are requested from the area regulations of Section 36-320 and the parking requirements of Section 36-502. The large setbacks required in the I-2 regulations render the property unbuildable for the size structure needed by the applicant. vacant lots and 2 vacant houses Warehouse Prior to building permit the following is required: 1. Dedication of right-of-way to 30 feet from centerline of Payton and 32nd Streets and a 20 foot radial dedication at the intersection. 2. Dedication of right-of-way required for alleys to allow 20 feet of right-of-way or request abandonment of alley rights-of-way. 3. With the development construct half street improvements for Payton and 32nd Streets including sidewalks. Full street improvements will be required if street is used for truck maneuvering area. 4. Provide site grading and drainage plans and street improvement plans for review and approval. Contact Bruce Kemmet at 371-4740. 5. Stormwater detention ordinance applies to this property. 6. A grading permit and development permit for special flood hazard area are required prior to construction. Contact Steve Loop or Melvin Hall at 317-4461. 7. Plan does not show adequate maneuvering area for tractor - trailers. Contact Bill Henry at 371-4858 for assistance. September 29, 1997 Item No.: 7 (Cont. 8. Plan does not show any parking. B. Staff Analysis: J. M. Products proposes to construct a 15,660 square foot warehouse on the I-2 zoned property located at 3120 Peyton Street. The property consists of 5 lots, 3 of which are vacant and 2 which have vacant houses on them. As proposed, the warehouse will have a front yard setback of 20.1 feet, a rear yard setback of 5 feet and a side yard setback of 5 feet on the north side. The Ordinance requires a front yard setback of 50 feet, a rear yard setback of 25 feet and side yard setbacks of 15 feet in the I-2 zone. Additionally, no on-site parking is proposed for the new building. A 15,660 square foot warehouse requires 12 on-site parking spaces. The applicant is requesting variances of both the setback and parking requirements. The property is located in an older industrial area, south of Asher Avenue. All surrounding properties are also zoned I-2. Uses in the area are varied, ranging from small commercial uses to large manufacturing and processing plants. Many of the industrial sites in the area, along Washington, Peyton, Lewis, Elm and Cedar Streets, are occupied by buildings with little or no setbacks. What is proposed by the applicant is not out of character with existing development in the area. Staff is supportive of the requested variances to allow reduced front, side and rear setbacks. The reduced 5 foot side yard setback on the north side is for only a corner intrusion. A 10 foot wide alley right-of-way separates this site from the vacant property to the north. The reduced rear yard setback of 5 feet is not out of character with other development in the area. A 14.5 foot alley right-of- way separates this site from the properties to the west. The proposed use is a warehouse, not any sort of manufacturing facility which could potentially impact adjacent properties if the setbacks were reduced. The reduced front yard setback of 20.1 feet is not unreasonable in this particular case. Peyton Street is a short, dead-end street that does not seem to serve as much more than access to J. M. Products. The street does have a right-of-way of 60 feet and, even if the street is improved, the building will set back 30+ feet from the curb of the street. As long as it is clear that the use of this building is specifically warehouse space for J. M. Products, staff also supports the parking variance. J. M. Products main facility is located directly across the street, at 3117 Peyton Street. The facility's 30 employees have access to 60 parking spaces. The applicant states that this proposed building will be an unmanned warehouse used mainly for storage of surplus materials (i.e. packing material, empty 2 September 29, 1997 Item No.: 7 _Cont. canisters, etc.), from the main facility. The applicant argues that this building will not require any additional parking since it will not increase the number of employees. With the condition that this building is used only as warehouse space for J. M. Products, as described by the applicant, staff can support the variance. There is one outstanding issue which prevents staff from offering a recommendation of approval of the requested setback and parking variances. The warehouse building is designed with a truck loading dock on the north end which takes access directly off of Peyton Street. Trucks will have to use the public right-of-way as maneuvering area to back into the loading dock. City code prohibits the use of public right-of-way for this purpose. A large truck parked at the dock could conceivably extend into the street. C. Staff Recommendation: Although staff is supportive of the requested setback and parking variances a recommendation of approval cannot be offered due to the outstanding issues related to the loading deck and the use of public right-of-way for truck maneuvering area. BOARD OF ADJUSTMEUT: (SEPTEMBER 29, 1997) Ron Woods and Michael Joshua were present representing the application. There were no objectors present. Staff presented the item and informed the Board that the applicant had amended the site plan by adding an additional 10 feet to the depth of the truck loading dock. The Board was also informed that the Public Works Department was no longer opposed to the use of the street for maneuvering area to back into the loading dock. Public Works felt that the deeper loading dock when combined with the required improvements to Peyton Street made the use of the street for maneuvering area more viable. In light of this opinion from Public Works, staff recommended approval of the requested setback and parking variances, subject to compliance with Public Works Comments. Michael Joshua addressed the Board and assured the Board that J. M. Products will comply with whatever requirements the City has. Ron Woods addressed the Board and stated that J. M. Products had worked with Public Works to address any concerns. Mr. Woods stated that J. M. Products would gladly do whatever Public Works suggests. In response to a question, Mr. Woods stated that trucks would stop in the street and would back into the new truck loading area. He noted the increased depth of the loading area which would keep trucks from extending into the street. 3 September 29, 1997 Item NO.: 7 (Cont.) There was then a brief discussion of the current loading practices of J. M. Products at the facility across Peyton Street. In response to a question, Mr. Joshua noted that there were no other businesses on the street and that the two existing vacant houses would be removed to make way for the new warehouse. Mr. Woods stated that J. M. Products would likely petition to have Peyton Street abandoned at some future date. A motion was made to approve the requested setback and parking variances subject to compliance with Public Works Comments. The motion was approved by a vote of 5 ayes, 0 noes, 3 absent and 1 open position. 4