HomeMy WebLinkAboutZ-6594-B Staff AnalysisMay 24, 1999
Item No.: 2
File No.
Owner:
Address:
Descri tion-
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
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Kaufman Lumber Company
2601 West 7t' Street
Lot 2, Kaufman Addition
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 new building with
a reduced front yard setback and
which crosses a platted building
line.
The new building is to replace an
older building which stood in the
same location with even less
setback from the front property
line.
Lumber Storage and Warehouse
Office/Showroom/Lumber
Storage/Warehouse
1. Same comments as on application for building permit.
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. 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
May 24, 1999
Item No.: 2 (Cont.)
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.
On February 22, 1999, the Board of Adjustment approved a
revised plan which reduced the number of lumber storage
buildings from 4 to 3, moved the northern lumber storage
building back from the street to provide a front yard
setback of 22 feet, and expanded an existing storage
building by the addition of 17,100 square feet of warehouse
space.
The applicant has now submitted another revision which
reduces the number of lumber storage buildings from 3 to 2
and adds an 18,900 square foot warehouse addition onto the
northern end of the existing assembly room building. This
new warehouse addition will have a front yard setback from
7th Street of 27 feet and will be built across a platted 40
foot building line. All required parking will be provided.
The site as it now exists is developed as follows:
1. Office/Showroom 1,764 SF
2. Assembly Room 6,886 SF
3. Inside Storage 23,660 SF
The final development includes the above with the addition
of the following:
1.2 outdoor lumber storage buildings 6,540 SF (total)
2. Storage warehouse additions 36,000 SF (total)
Staff is supportive of the requested setback and building
line variances. The proposed warehouse addition is being
located in an area previously occupied by buildings during
the many years Monarch Mills 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 back side of the
warehouse will provide screening of the activities on the
site. The intrusion across the building line involves only
K
May 24, 1999
Item No.: 2 (Cont.)
a corner of the proposed warehouse. Allowing the variances
should have no impact on adjacent properties.
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 building line and
setback variances subject to compliance with the following
conditions:
1. Compliance with the City's Landscape and Buffer
Ordinance
2. Compliance with Public Works Comments, including any
variance of those requirements as may be granted by the
Board of Directors.
BOARD OF ADJUSTMENT: (MAY 24, 1999)
Joe White was present representing the application. There were
no objectors present. Staff presented the item and a
recommendation of approval.
In response to a question from Fred Gray, Mr. White stated that
the building was positioned so as not to interfere with the 16"
water line located along the north property line. -
There was a brief discussion of the applicant's further plans for
the site. Mr. White stated that the applicant felt that enclosed
storage was preferable to open lumber storage, both for
aesthetics and to protect the lumber from the elements.
A motion was made to approve the requested setback and building
line variances subject to compliance with the conditions outlined
by staff in the "staff recommendation" above. The vote was
5 ayes, 0 noes and 0 absent.
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