10-10-2013 Planning Agenda - Laserfiche WebLink

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ISSUES AND ANALYSIS The parcel is zoned Commercial PUD; the parcel in question was previously a legal non - conforming residence. The residential use was discontinued for over one year, and as such, all future uses must conform to commercial zoning standards. The applicant is proposing commercial reuse of the existing buildings as an interim use until such time as redevelopment of the area becomes feasible. Commercial use of the property must meet the standards in the ordinance. Flexibility may be granted in the PUD zoning district if the city determines that such deviation will result in a higher level of performance than would be achieved via a strict application of the standards. Proposed Uses. Businesses locating to the property must be on the list of permitted uses enumerated in the B -4 zoning district, Section 912.020 of the ordinance. Conditional uses must apply for a conditional use permit. The applicant has stated that there is a business interested in renting the former residential structure once improvements are made (Senior Living Modular Specialties). The applicant is proposing to repurpose the garage structure (Building #3) as a warehouse /storage facility and has proposed warehouse /storage or office /warehouse for Building #4. It is not clear whether these uses would be accessory to the principal use on the property; more likely, the applicant would rent these structures to a separate tenant(s). One of the issues related to use is the notation that the applicant may seek outdoor storage at the rear of the property. Outdoor storage is not allowed in the Business Districts, and as such, would be a significant departure from the PUD standards applicable to this district. Parking Requirements. The applicant is proposing new parking areas adjacent to the house structure and garage (Building #3) with gravel parking areas adjacent to Building #4. The applicant must provide a site plan for all parking areas drawn to scale and dimensioned according to Figure 903 -3 and in accordance with design standards in Section 903.050.D.8. prior to receiving a building permit or certificate of occupancy. All parking areas are required by ordinance to be paved, although the applicant is seeking permission to utilize Class 5 gravel as the surface. The plan should demonstrate that there is sufficient parking for the proposed uses according to Section 903.050.D.7. and Section 903.050.H. Parking located in the front yard of the house must be screened from Rice Street according to Section 903.020.G.10. to a minimum height of 3.5 feet. Apart from the materials and improvement standards related to Class 5 parking surface, it is not possible to designate organized parking without paved and striped spaces. Thus, staff does not encourage the use of gravel surfaces for parking areas on commercial property, even on an interim basis. 2