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§1006.05.E. Similarly, the following elements of the proposal also require variances to <br />ЍЏ <br />§1006.05.E: <br />ЍА <br />expand the employee/customer parking lot to be 90 feet closer to Walnut Street <br />ЍБ <br />with a minimum 10 foot setback and keep the same/similar setback from County <br />ЍВ <br />Road C <br />ЎЉ <br />expand the dock area to include a single row of semi-trailer parking/storage (31 <br />ЎЊ <br />stalls) located a minimum of 110 feet from Walnut Street <br />ЎЋ <br />The longer term plan for the premises would include the removal of the Crown Iron <br />ЎЌ <br />Works dock facility and the conversion of the area into additional semi-trailer <br />ЎЍ <br />parking/storage. Such an improvement would also require a variance as additional <br />ЎЎ <br />storage/parking of semi-trailers would be located in front (towards Walnut) of the office <br />ЎЏ <br />building. <br />ЎА <br />SA <br />ЎБ <br />TAFFNALYSIS <br />The Planning Division has concluded the Crown Iron Works/Koch & Sons property is <br />ЎВ <br />unique. Its status as a pre-existing non-conforming site including use, structures, and <br />ЏЉ <br />previous site improvements (although not uncommon) make achieving compliance with <br />ЏЊ <br />building-forward standards and other City Code requirements of the 2010 Zoning Code <br />ЏЋ <br />difficult at best. The site also includes two principal uses, which adds to the complexity <br />ЏЌ <br />of achieving specific zoning requirements. As such, the requirements of §1006.05.E, <br />ЏЍ <br />Parking Placement, conflict with an expansion of the existing employee/customer <br />ЏЎ <br />parking and conflict with the desired improvement to allow a row of semi-trailers to be <br />ЏЏ <br />parked/stored adjacent to the existing dock facility. While a CU will address the site use <br />ЏА <br />and support aspects and improvements of a motor freight terminal use, the existing <br />ЏБ <br />buildings, parking, and storage areas are non-conformities for which most all future <br />ЏВ <br />improvements will trigger the need for a variance. Given this situation, Planning <br />АЉ <br />Division staff has concluded practical difficulties exist that support the approval of two <br />АЊ <br />variances allowing parking and storage expansion improvements that do not meet the <br />АЋ <br />requirements of §1006.05.E and a variance for additional semi-trailer storage in front of <br />АЌ <br />the office building once the dock facility is removed (see Attachment D). <br />АЍ <br />VBA <br />АЎ <br />ARIANCE OARDCTION <br />By motion, approve variances to §1006.05.E, Parking Placement, that support the <br />АЏ <br />expansion of the employee/customer parking lots toward Walnut Street, allow the <br />АА <br />addition of semi-trailer parking/storage for 31 trailers to be in front of the dock facility <br />АБ <br />(building) abutting Walnut Street, and allow future replacement of the dock facility with <br />АВ <br />additional semi-trailer storage also in front of office building, subject to the following <br />БЉ <br />conditions: <br />БЊ <br />1.The applicant shall work with the Planning Division on a final <br />БЋ <br />landscape/screening plan. This plan must be submitted and approved by the <br />БЌ <br />Planning Division as a component of the site improvement permit. <br />БЍ <br />Landscape/screening shall address both County Road C and Walnut Street views. <br />БЎ <br />2.Any site improvements shall meet all other requirements of the Zoning Code, <br />БЏ <br />except those that are approved via the variance process. <br />БА <br />PF16-031_RVBA_2500CoRdC_120716 <br />Page 3 of 4 <br /> <br />