10-11-07 Planning Comm. Agenda - Laserfiche WebLink

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If this additional are is to be enclosed as verbally reported by the applicant, the variance for accessory building size would need to be increased by an additional 2,400 square feet for a total of 7,200 square feet -about 150% of the floor area of the principal building. If open as shown on the plan, this would constitute outdoor storage, requiring a variance to the size of the storage area. Building Materials. The applicant has also applied for a variance to the building materials ordinance. The zoning ordinance requires all buildings to have asolid-wall masonry construction, or an exterior covering that consists of masonry materials. The applicants have proposed a building that would have a concrete block base that matches the block used on the existing building, up to a height of about 7 feet. The remainder of the siding would be apre-finished panel that has an exposed aggregate rock exterior finish, similar to an "EIFS" finish, but with rock rather than stucco. It appears to planning staff that this material would meet the requirements of the zoning ordinance. A variance application was originally required since the drawings supplied by the applicant appeared to illustrate a metal siding which is not permitted in the I-P District. In addition, the open-sided storage area would not comply with the building materials requirements for the zoning district. As with other variances, the city must find that there is a unique condition of the property that creates a hardship in putting the property to reasonable use under the standards of the zoning ordinance. There would not appear to be any such conditions. It is possible to meet the terms of the ordinance without a variance, and as such, no variance should be considered for this purpose. Summary and Recommendation The applicant is seeking up to three possible variances to accommodate the expansion of storage space on their property. Accessory Building Size Variance. The first relates to the size of the accessory building. The applicants propose an accessory building that would be between 100% and 150% of the principal building, depending on whether the shed area is enclosed or not. This issue should be clarified by the applicants. In any case, planning staff would recommend approval of the variance to allow an accessory building of up to 100% of the size of the principal building, based on a finding that the location of the existing outdoor storage area inhibits the ability to reasonably expand the existing building, and that state law does not permit the city to condition a permit on the removal of anon-conforming use. Outdoor Storage Variance No. 1. There are two potential variances to outdoor storage requested by the applicant. One relates to the building design that appears to show an open shed attached to the proposed accessory building. Planning staff does not recommend this variance. Outdoor storage has been a significant enforcement issue in the City, and in fact, has been an issue on this site. Expansion of outdoor storage by variance would be inconsistent with the City's increasing restrictions on this use. 3