07-27-1994 Council Agenda - Laserfiche WebLink

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the street. The applicant should be required to demonstrate compliance with the paving requirement. Building Materials Variance The applicant is requesting relief from the I -P District's building materials standards by reducing the amount of masonry exterior required. The applicant has submitted engineering reports indicating that the current soils on the site are not suitable for the construction of either solid wall masonry or full height masonry veneer. One report estimates soil removal costs of from $146,000 to $255,000, depending upon replacement fill material. A second report indicates that the only recommended building type, assuming the soils are not completely replace, would be an engineered steel building. In a conversation with the second engineer, it was estimated that a maximum of 4 to 6 feet of masonry veneer could be added to such a building without major cracking problems. The Zoning Ordinance requires that variances be considered in cases of physical hardship, "peculiar to the land, structure, or building involved ". Soil conditions could be considered such a hardship. It should be noted, however, that the cost of replacing the soil is primarily related to an owner's proposed investment in the property, and could be considered more a component of the true value of the land and the cost to develop, as opposed to the price which the current owner is asking. Conclusion The proposal to subdivide the property at South Owasso Boulevard and Spruce Street meets the minimum requirements. of Ehe Subdivision and Zoning Ordinances, and we recommend approval, subject to a concurrent combination of the 25 foot wide strip to the Nielsen property on the north. It should be noted that in developing the Nielsen property as a parking lot, the City's requirements for paving, striping, and curbing will be enforced. The Stockness request for a Conditional Use Permit for outdoor Storage also meets the Zoning Ordinance requirements for the I -P District, and we recommend approval the C.U.P. With regard to the building materials variance, this is a policy matter for the Planning Commission and City Council. The soil conditions, while not specifically cited in the Ordinance, could be construed as an appropriate physical condition justifying a variance. However, since the cost of soil corrections could also be construed as a component of the value of the land itself, the City could view the soils issue as an economic hardship, thereby 3 Page 71