01-11-2018 Planning Commission Packet

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a. Not less than fifteen (15) feet on any one side, nor less than forty (40) feet on the side yard abutting a street. In Options #1 and #2, the applicant does not indicate a distance from Country Drive to the outdoor storage area, but using the scale shown it is estimated to be setback 60 feet. The proposed location for outdoor storage along Ryan Drive is directly abutting the property line for the entire length of the parcel. This south side of the property would also be subject to the 40 foot setback requirement using the I-1, Light Industrial setbacks. As noted above, in the other Variance approvals the properties were still required to adhere to setbacks from the street. In Option #3, the outdoor storage on Ryan Drive using the scale provided does appear to be setback 20 feet for most of the storage. However, there is a section of pipe racking and storage on the western edge that is shown to directly abut Ryan Drive. None of the three site plans comply with our code requirements for location of outdoor storage and are inconsistent with our handling of variance situations along this stretch. Lastly, city staff did request that the site plans show distance/measurements of proposed storage areas, drive aisle widths, and setback distances proposed. This was not reflected on the site plans submitted. It should be brought to your attention that the Q3, Quality Contracting property at 3066 Spruce Street (corner Spruce Street and South Owasso Blvd) also within the Ryan Industrial Park has outdoor storage that directly abuts the property line along South Owasso and along Spruce Street. This is a corner parcel that has legal non-conforming outdoor storage from the prior zoning and user (i.e. Frattalone Excavating). Frattalone Excavating was issued a Conditional Use Permit for outdoor storage in 1983 and this parcel was rezoned in 1989 (combination I-P and I-1). The excavating operation with accessory outdoor storage of equipment and materials was allowed as a continuation of use when Q3 purchased the site. This parcel is not a true comparable when considering approvals that have been granted in the area and criteria used today. Planning staff does find that the lack of rear yard on the property with the proximity to the railroad does create a practical difficulty in establishing outdoor storage in a manner that would comply and this condition is unique to this parcel and not created by the land owner. It is reasonable and consistent with the neighboring properties to approve outdoor storage that would encroach in front of the front building line. However, Planning Staff does not recommend approval of outdoor storage within the required 40 foot setback as shown on all three site plans or along the entire length of Ryan Drive. It is feasible for the outdoor storage to be configured in a manner that encroaches in front of the building line, complies with the minimum 20 foot drive aisle width, and setback requirements from the abutting streets (40 feet). As submitted, the outdoor storage directly abutting the property line is not consistent with the intent of the PUD zoning district by allowing outdoor storage to be expanded beyond the limitations of the code. Lastly, by allowing the outdoor storage to abut the property line this makes the equipment and/or materials more visible from the right-of-way and a more prominent use of the property. It is staff’s determination that this is not achieving a higher quality standard for the PUD District. 4. The storage is utilized solely by those tenants of the principal building in an amount proportionate to each tenant’s occupancy of said principal building. The applicant does not indicate any other tenants of the building.