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HomeMy WebLinkAboutZ-6594-A Staff AnalysisFebruary 22, 1999 Item No.: 1 File No.: Owner: Address: Description: Zoned: Variance Requested: Justification: Present Use of Propert : Proposed Use of Property: Staff Report: A. Public Works Issues: Z -6594-A Kaufman Lumber Company 2601 West 7th Street Kaufman Addition, Lot 2 I-2 Variances are requested from the area regulations of Section 36-320, the building line provisions of Section 31-12 and the parking requirements of Section 36-502. The new building is to replace an older building which stood in the same location. There is adequate space to accommodate the site's parking needs. Lumber storage and warehouse Office/showroom/assembly/ 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 February 22, 1999 Item No.: 1 (Cont. 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, minimum floor elevations, etc. any substantial reconstruction of any these building would also require development permits. 1992 ADT for 7th Street was 3,180 been moved back from the street to provide a front yard setback of 22 feet. B. Staff Analvsis: 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. Several dilapidated buildings and a portion of the main building have been razed and removed. 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. On November 30, 1998, the Board approved variances to allow Kaufman Lumber Company to redevelop Lot 2 with the addition of 4 new lumber storage buildings. One of the proposed new buildings was approved to be built across a platted 40 foot building line adjacent to West 7th Street and was to have a front yard setback of 8 feet. The applicant has submitted a revised application with the following changes: 1. The number of lumber storage buildings has been reduced from 4 to 3. 2. The northern lumber storage building has been moved back from the street to provide a front yard setback of 22 feet. 3. An existing storage building has been expanded by the addition of 17,100 square feet of warehouse space. The issues before the Board are similar to those from November, 1998. The lumber storage building nearest 7th 2 February 22, 1999 Item No.: 1 (Cont. Street is proposed to have a front yard setback of 22 feet and is built across a platted 40 foot building line. The code requires a front yard setback of 50 feet in the I-2 district. The addition of 17,100 square feet of warehouse space creates the second variance. The total development; including 1,764 square feet of office, 6,886 square feet of assembly and 17,100 square feet of warehouse requires 23 on- site parking spaces. There are 9 marked parking spaces on the plan. The new warehouse addition is being constructed in an area previously indicated as employee parking. There is additional room on the property to accommodate 10-12 more parking spaces, potentially leaving the development 2-3 spaces short. Staff is supportive of both the requested setback and parking variances. 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 7th 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. The parking variance is minor and should have no effect on adjacent properties. The new 17,100 square foot warehouse is for lumber storage and the applicant states that the 8 required parking spaces for this area exceed the real need. 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. C. Staff Recommendation: Staff recommends approval of the requested setback, building and parking variances subject to compliance with the following conditions: 3 February 22, 1999 Item No.: 1 (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 BOARD OF ADJUSTMENT: (FEBRUARY 22, 1999) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the following conditions: 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. A one -lot replat reflecting the change in the building line as approved by the Board. Staff informed the Board that the applicant had submitted a revised site plan providing 23 on-site parking spaces and, consequently, no parking variance was needed. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 3 ayes, 0 noes, 1 absent and 1 open position. 4