12-10-1992 Public Hearing and Regular Meeting ZBOA

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This alley separates lots 2-5 from the remaining property. There are no improvements on these lots except a shell driveway. As a separate tract without "nonconformities", Lots 2-5 are not eligible for consideration as part of this request. Lots 6-21 are the only lots which may be considered. The other major provision of paragraph 2.a regards the eventual "return of the property to a conforming use." Miniwarehouse buildings are rather specialized structures which are not readily adaptable to non-storage business activities. The addition of eleven more storage units on the property will decrease the likelihood of the property being returned to a conforming Commercial use. Another consideration for this tract is availability of utilities, specifically water for fire protection. City Ordinance requires that fire hydrants be located within 300 feet of nomesidential buildings. This measurement is taken along street and driveway lines and is calculated from the hydrant to the farthest point of the building in question. (The existing warehouse buildings predate this requirement.) The closest existing fire hydrant is over 500 feet from the present buildings. The closest water line capable of supplying adequate water to a fire-hydrant is located at the southwestern corner of the Utah/East Main intersection. This is too far away to provide fire protection to the portion of the tract for which the special exception is being requested (see Exhibit A). Even if this request were granted, additional warehouses could not be constructed unless a new water line, with capacity to supply a fire hydrant, was first extended to the tract in question. The final condition the Board is required to consider is impact on the value and use of neighboring property. Exhibit "B" is an excerpt from the City's Zoning Map. The tract in question is zoned General Commercial. The property immediately to the north is zoned R-2, Mid Density Residential. Expanding the nonconforming use at this location could certainly impact the value of surrounding properties. It could also decrease the likelihood of surrounding properties being developed in the manner intended by the Zoning Ordinance and Comprehensive Plan.