CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Provide direction on the Temporary Use request for a construction staging area at 1951 W. Jefferson Avenue
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Adam Beaver, Assistant Planner - AICP Candidate
BOARD/COMMISSION REVIEW:
N/A
BACKGROUND:
The petitioner, Novak Construction, is requesting Temporary Use approval for a construction staging area to store materials during the renovation of the Target store. The petitioner is requesting the placement of one 200’ x 50’ tent, 50 8’ x 40’ storage containers, four dumpsters, and one 8’ x 40’ construction office trailer to cover 204 parking spaces for a period of approximately seven months (January 30, 2023 to August 11, 2023).
The subject property consists of a Target store and associated parking lot located at the northeast corner of Route 59 and Jefferson Avenue. The proposed staging area is depicted on the site plan attached to this agenda item.
After review, the City Council may: 1) approve, 2) approve with conditions, or 3) deny the Temporary Use request.
DISCUSSION:
Temporary Uses
Per Section 6-2-11 (Temporary Buildings, Structures and Uses of Land), the Zoning Administrator may authorize the temporary use of a building, structure, or parcel of land for a use that does not conform to the zoning regulations, provided, however, that such use will not have a potential adverse impact on surrounding properties or public health, safety and general welfare, and shall not exceed a period of more than six months. This section further provides that requests for temporary uses in excess of six months, or those that have a potential adverse impact, shall require City Council approval.
Staff Review of the Proposed Temporary Use
Upon review of the requested temporary use, staff finds that the proposal may have potential adverse impacts on the subject property and the proposed timeframe for the temporary use exceeds six months. Therefore, City Council direction is required.
Parking Impact
The subject property currently has approximately 635 parking spaces. The petitioner is estimating that the staging area will occupy 204 parking spaces, which leaves an estimated 431 parking spaces available for Target customers and employees.
The petitioner has provided data that states that the peak number of parking spaces utilized at this location is 360 and notes that the peak parking number is from the holiday timeframe. The petitioner further states that store traffic is not anticipated to reach those numbers during the construction period.
Based off the data, it appears that peak demand for parking will be accommodated.
However, staff notes that the business is required to have 517 spaces per code and maintains concerns regarding the impact that the staging area will have on available customer parking for the extended period of time proposed.
Appearance
A large portion of the proposed staging area is located directly in front of the building and will be visible from Route 59. Staff has concerns that this area will be unsightly, particularly given that it will be on the property in a visible location for a seven-month period.
Alternative Plans
Target currently has an active building permit to allow for the interior renovation of the building. Because this work was scheduled to begin in February, staff has authorized the temporary placement of ten storage containers and one office trailer on the subject property while Council review of the Temporary Use request is pending.
Staff has encouraged the petitioner to develop an alternative plan which reduces the number of storage containers, utilize a phased approach to on-site material storage, and/or reduce the overall size of the staging area. Unfortunately, the petitioner has informed staff that there are no alternative plans for the size or layout of the proposed construction staging area at this time.
Council Direction
City Council may:
1) Approve
2) Approve with conditions
3) Deny the Temporary Use request
Key Takeaways
§ The petitioner requests a temporary use for a construction staging area to occupy approximately 204 parking spaces for the remodel of the Target store at 1951 W Jefferson Avenue for a period of approximately seven months (January 30, 2023 to August 11, 2023).
FISCAL IMPACT:
N/A