12-12-2013 Planning Agenda - Laserfiche WebLink

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6. Extension of requirement /approval of additional buildings according to the approved site plan. The current amendment request would expand the storage by adding to the square footage of the storage area by an additional 12,000 square feet (from 60,000 square feet to 72, 000 square feet), and increasing the stack height limitation from 14 feet to 20 feet. The applicants have provided materials that identify the proposed new storage area as along the west boundary of the property adjacent to the west side of northern -most of the two buildings operated by the applicants, along the railroad spur. This is the middle of the three buildings of the former Knox Lumber property, with the most northerly building along Country Drive operated as a multi- tenant commercial property under separate ownership. The rationale for approval in the past has been based on soil issues in the area that make building construction unlikely. Under the typical Industrial requirements, outdoor storage is only allowed in limited quantities, and under specific conditions. For the I -P, Industrial Park District, the limitations are 10% of the lot area, or 25% of the building area. The buildings comprise about 40,000 square feet of area, and the lot area is about 290,000 square feet (not including ponds and wetlands). Under the I -P standards, the lot would be allowed just 10,000 square feet of storage area (based on building size), or about 71,000 square feet if the lot area cap was used. At 72,000 square feet of proposed storage area, the application is close to the requirement based on lot area, but well in excess of the requirement based on building size. The Industrial Park district also prohibits outdoor storage in the side yards, and further requires that storage areas are fully paved. Complicating the request are requirements for fire code compliance. The City's Fire Marshal indicates that the 20 foot stacks raise an issue for fire - fighting due to potential low fire flows from the dead -end water lines serving the property. In addition, the lack of solid surfacing would be problematic for fire vehicles when weather causes the drive aisle spaces to be muddy or sodden due to rain or snow -melt. To accommodate the requirements of fire code, the Fire Marshal indicates that the property should have paved fire lanes, improved water service. The City Engineer is currently reviewing the property to examine the conditions for improved fire flow volumes. One of the factors for considering outdoor storage in any district is visibility and screening. The applicant suggests that the storage will be screened by the existing buildings on the property and surrounding property. Those conditions would appear to be present for most portions of the proposed storage area.