Owners outline redevelopment plan for 2333 Coal: demolition of appendages, ~47 parking stalls if demolished, environmental testing pending

Tom Lansky, a prospective owner, and an architectural representative from Krieger Clad (presented by Wyatt) described plans Wednesday to redevelop the 1957 building at 2333 Coal Street in the Rail District. The team said they plan to remove one or two later-added appendages to open the façade, increase storefront and add parking; Wyatt said demolishing the side appendage could yield roughly 14 additional parking spots and that removing both appendages would allow the site to squeeze in about 47 spaces under the proposed layout.

Lansky said the building is under contract and that the project team has structural and civil engineers assessing the property. The team told the board it expects to receive a Phase I environmental report “tomorrow” and acknowledged a likely Phase II investigation would follow. The applicant said structural engineers and a property condition report indicate the building’s main structure is sound.

Planning staff and board members discussed technical constraints and approvals the project will likely need. Board members and staff flagged several items the applicant must resolve before a formal submission: potential stormwater-management requirements if both appendages are removed (staff said that depends on the proposed site plan and is under the city engineer’s purview); possible intrusion into the railroad right-of-way; and the need for variances from the Board of Zoning Appeals if the final plan cannot meet parking, loading, landscape or standard parking-space-dimension requirements.

On utilities, the applicant said they have consulted electrical engineers and are considering relocating a transformer to the northeast corner of the lot to remove it from the streetscape; the team said such relocation would be subject to utility approval. The team also said they do not anticipate increasing impervious coverage — they expect to reduce about 2,200 square feet at the front and about 2,400 square feet to the east — but added that the city engineer will review stormwater handling tied to any demolition and new paving.

Board members recommended working closely with planning staff to refine the design before submitting the formal site-plan application. Several members emphasized that the project should attempt to get as close to ordinance compliance as is practical to reduce the likelihood of substantial Board of Zoning Appeals variances. The applicant said they have possible tenants interested in the site, including a national fitness operator interested in about 4,000 square feet at the southeast corner of the building.

The presentation closed with board members offering general support for the concept and specific guidance on items to resolve before site-plan review: final parking counts and layout, stormwater treatment, any needed easements or leases involving the city right-of-way, addressing any railroad right-of-way encroachments, and Phase I/II environmental testing. The applicant said they would return with a completed submittal for formal site-plan review.