HomeMy WebLinkAboutZ-6594 Staff AnalysisNovember 30, 1998
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File No.:
Owner:
Address:
Description
Zoned:
variance Re ested:
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
Z-6594
Kaufman Lumber Company
2601 West 7th Street
Kaufman Addition, Lot 2
I-2
Variances are requested from the
area regulations of Section 36-320
and the building line provisions of
Section 31-12 to permit
construction of a building with
reduced setbacks and which crosses
a platted building line.
The new building is to replace an
older structure in the same
location.
Lumber Storage and warehouse
Office/Showroom/warehouse/Lumber
Storage
Public Works comments on preliminary plat for this property.
Kaufman Addition File No. 5-1081-A
Seventh Street is a collector street on the Master
Street Plan, dedication of an additional five foot
sidewalk and utility easement beyond the present
right-of-way is acceptable with staff. A 42 foot
asphalt curb and gutter street exists which exceeds
current standards for this collector street and there
does exist a five foot sidewalk on Seventh Street.
Jones Street is a 27 foot chipseal street with an open
ditch, on the east side. It has a ten foot turn out
radius at Seventh Street. Staff is recommending
improvements to Jones Street, and would recommend that
commercial street improvements to 18 feet for
centerline with the sidewalk as a part of this two lot
commercial subdivision. Any construction due to the
nature of the regulatory floodway and flood plain on
these lots will need to have development permits,
November 30, 1998
Item No.: 9
minimum floor elevations, etc. Any substantial
reconstruction of any these building would also
require development permits. 1992 ADT for 7th Street
was 3,180.
B. Staff Analysis:
The I-2 zoned property located at 2601 West 7th Street was
previously occupied by Monarch Mills and Lumber. For
several years, the property was vacant except for lumber
storage. The property was recently divided into two lots;
Lots 1 and 2, Kaufman Addition. Lot 1 has been sold and is
proposed for development as an office showroom/warehouse.
The issue before the Board concerns the remaining lot, Lot
2. Several dilapidated lumber storage buildings and a
portion of the main building have been razed and removed.
The applicant proposes to redevelop the site with the
addition of 4 new lumber storage buildings. One of the
proposed new buildings, the one closest to West 7th Street,
is proposed to have an 8 foot front yard setback and is
located across a platted 40 foot building line. The Code
requires a 50 foot front yard setback in the I-2 district.
Staff believes the proposal to be reasonable. The proposed
lumber storage building is being located in the same area
occupied by buildings during the many years Monarch occupied
the property. The property itself is elevated several feet
above West 7`h Street which is lowered to pass under the
adjacent Union Pacific Railroad line. Concrete walls are
located on both sides of West 7th Street which almost give it
a "tunnel" appearance as it passes by this site. The lumber
storage building is closed in on the side visible from West
7th Street which will help to screen the activities on the
site.
Should the Board approve the building line variance, the
applicant will have to do a one lot replat reflecting the
change in the building line. The applicant should review
the filing procedure with the Circuit Clerk's office to
determine if the replat requires a revised Bill of
Assurance.
A 16"water line currently runs parallel to West 7th Street in
the area where the building is proposed to be located. The
applicant is working with Water Works to either relocate the
water line or to move the building farther back from the
street. In no case will the setback be less than what is
now proposed.
C. Staff Recommendation:
Staff recommends approval of the requested building line and
setback variances subject to compliance with the following
conditions:
P�
November 30, 1998
Item No.: 9 (Cont.
1. Compliance with the City's Landscape and Buffer
Ordinances
2. The sides and rear of the northern lumber storage
building are to be enclosed so as to provide screening
for activities on the site.
3. Compliance with Public Works Comments
4. Resolution of the issue regarding the 16" water line be
either relocating the building or the water line.
BOARD OF ADJUSTMENT:
(NOVEMBER 30, 1998)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the conditions noted 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. The vote was 4 ayes, 0 noes, 0 absent and
1 open position.
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