09-27-2000 Council Agenda - Laserfiche WebLink

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quality issues related to the use of the property. However, the building materials and setback standards require variances as they have been designed. Variances require a finding of uniqueness and physical hardship in putting the property to reasonable use under the zoning ordinance regulations. For the building materials (stucco) and building type (pole, or "post- frame "), physical hardships are rare which would justify a variance from the standards. The City has granted one such request for a building along Spruce Street. In that case, it was found that the soils on the side would not support a construction type which could meet the materials standards. Instead, a limited amount of brick veneer was placed on the building, with the remainder of the exposed walls out of conformance with the Industrial Park requirements. There is no apparent physical restriction on this site which would preclude the construction of a masonry building. The applicant argues that an addition of concrete block or other similar material would be out of character with the existing building, and that existing vegetation and topography would screen any impact of the expansion. The applicant has submitted a number of photographs to support his argument. While it would appear that the site is well screened from the adjacent apartment building, the requirement for physical hardship would not typically apply in this condition. As such, staff does not believe that variances from the building materials and building type standards are appropriate. With regard to setback, the applicant suggests that the location of the proposed expansion is based on the need to accommodate the existing design of the structure. It is suggested that moving the expansion to the north, away from the property line, would interfere with an existing overhead door which is necessary to take in large vehicles. The applicant also argues that the existing five foot setback line of the building would be best coordinated with an expansion along the same line, and that the south property line adjacent to this area is heavily screened from the neighboring building by vegetation and topography. A somewhat similar request was approved some years ago for the Midwest Spring building at 100 South Owasso Boulevard. In that case, the City approved a reduction in rear yard setback from 20 feet to 16 feet for an expansion to match the existing building line. For Suburban Auto, the reduction is greater, and applies to a side yard rather than a rear yard. Summary and Recommendation The proposed expansion by Suburban Auto appears to comply with the City's intent to reduce outdoor storage in the I -P District, but raises issues of building materials and setbacks. Planning staff does not believe that the burden of showing a physical hardship is met by the applicant with regard to either the building materials or building type variance requests. It would be possible to construct an addition in conformance with the zoning ordinance which meets the building requirements of the ordinance. Although it would coordinate with the existing materials and architecture, a variance to the materials standards is difficult to justify. Page 35