10-10-2013 Planning Agenda - Laserfiche WebLink

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Fencing. Proposed fences must comply with standards outlined in Section 903.020.F.8. Signs. The applicant has indicated that he will be installing business signage for the property. All signs must comply with Section 903.110 of the ordinance. Stormwater Management. All site and building improvements must comply with Section 928 of the ordinance. SUMMARY AND RECOMMENDATIONS The applicant is requesting a PUD permit for temporary commercial reuse of the buildings located at 2968 Rice Street. The property contains three structures: a home, a garage /storage building, and a large garage /warehouse. The applicant intends to make a series of improvements to the site and buildings and market them to prospective rental tenants. The applicant is suggesting that the transitional nature of the area and plans for future redevelopment justify a lower standard of site improvements for the immediate future. He is proposing an interim use permit through the PUD zoning for the existing development on the property until such time as redevelopment becomes feasible. There are two threshold questions for the City in this case. First, will the City consider a series of unrelated land uses, including some that are not commonly allowed in commercial areas, to occupy the property, even for an interim period? The applicant has mentioned outdoor storage, as well as warehousing uses of the existing buildings as potential uses on the property. The PUD zoning may accommodate flexibility in this regard, however, the commercial zoning standards would typically not allow storage (indoor or outdoor) as principal uses. Indoor storage is allowed when it is a secondary, accessory use of property in support of a retail or office /service activity. Thus, what land uses are acceptable on the property? Second, will the City consider allowing a property owner to vary from some or all of the performance standards that would commonly apply to commercial development? As noted, the applicant is proposing to make improvements to the structures on the subject parcel, but proposes no substantive change to the site, other than some gravel parking which is outside the City's typical standards. Setbacks for parking, drainage improvements, green space, and other common commercial development standards are proposed to be waived for some interim period until the applicant finds a larger, more extensive commercial user of both 2962 and 2968 Rice Street. While common ownership of the two parcels may facilitate a larger coordinated project, it is unclear that there will be actual incentive to accomplish that goal. PreWire proposes to use a significant portion of 2962 Rice Street for necessary parking — assuming that their use continues, the joint redevelopment of the two parcels seems unlikely. 3