10-12-1988 Council Agenda - Laserfiche WebLink

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The present zoning in the area is primarily I -1, Light Industrial, which permits the construction of metal exterior buildings. Suburban Auto Body and Best Auto Repair are existing examples of such buildings and are shown in the photographs in Exhibits F -1, F -2 and F -3. While some metal exterior buildings may not be viewed as particularly attractive or desirable, they cost less to construct than concrete or brick buildings. This then may allow for site development to occur in a location that may have been prohibited by higher construction costs. This could very well be the case for the property in the area of Owasso Boulevard and Country Drive. The construction of concrete and /or block buildings in this area will require pilings or other soil correction measures as a significant amount of peat exists in the area. Buildings with metal exteriors generally do not require pilings in this type of soil situation. This then reduces site development costs in two ways. The first is that a building with a metal exterior is generally less expensive to construct and secondly, the cost of pilings or other soil compensatory measures is eliminated. The current zoning designation then provides more options to those wishing to develop the properties in the area of Owasso Boulevard and Country Drive. The visual impacts of building types in this area must also be noted in this discussion. When one approaches this portion of Little Canada via east bound I -694 and south bound I -35E, most of the area is visible from the freeway. This is shown in the photographs in Exhibits F -4 and F -5. Most of one's visual attention tends to be drawn to the Suburban Auto Body building more than any of the buildings along this stretch of I -35E. This is because the properties north of Owasso Boulevard are lower than the freeway and are not in safe, direct sight lines of those traveling south along this portion of the freeway. Approaching this area of the City from west bound I -694 and south bound I -35E presents similar visual impressions. The Suburban Auto Body building is in one's direct line of sight while the Best Auto Repair and the adjacent property to the north are partially obscured from this view by the existing roadway elevations. This perspective of the area is shown in the photographs in Exhibits F -6 and F -7. It appears clear from this analysis the Suburban Auto Body building and site merits the greatest amount of attention from the City when considering visual impacts in this area of Little Canada. The property north of Owasso Boulevard is separated from the potential redevelopment area to the south by distance and visibility so that its visual impact and impression should be little or none on such plans. It is also important for the City to consider the reasonableness of requiring concrete or brick buildings north of Owasso Boulevard. The existence of the Best Auto Repair building has set a construction type and value precedent for this area. The aforementioned soil conditions and Page 29