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Board approves nonprofit railroad storage building in floodplain with conditions and 12-month permit window
Summary
The Board of Adjustment approved variances allowing a 1,008-square-foot storage building for the Wabash, Frisco & Pacific (nonprofit) in Glencoe within the 100-year floodplain, subject to Public Works flood requirements and a 12-month period to obtain permits.
The Board of Adjustment approved a variance permitting construction of a 1,008-square-foot storage building for the Wabash, Frisco & Pacific Association (a nonprofit that operates a miniature steam railroad) on property near Grand Avenue in the Glencoe area, in the city's floodplain district. The approval includes multiple exceptions: a five-foot rear-yard setback in lieu of 30 feet, an increase in the allowable gross building area for non-habitable floodplain structures, and authorization to construct in the designated 100-year floodplain, contingent on public works floodplain standards.
Planner Robin Keith reviewed the site's long nonconforming history, noting prior board approvals in 2002, 2015 and 2021 that were voided when permits were not secured. The property is used by a volunteer nonprofit that operates a small-gauge railroad and stores equipment in multiple existing buildings. The organization requested an additional structure to house equipment and facilitate repairs, citing growth in membership and public interest.
Mike Lorenz, a board member of the nonprofit, testified that the group has secured funding and contractor commitment for the building and that the facility would be used for storage and equipment work only. "We have the funding in position and the building can be built by our contractor," Lorenz said, describing the organization's multi-decade history and recent increases in participation.
Public Works supplied a memorandum (included in the packet) outlining flood-plain construction conditions, and planning staff recommended approval provided the structure meet Public Works requirements. The board approved staff's recommendation and extended the window for obtaining zoning authorization to 12 months to allow the nonprofit time to satisfy the technical floodplain requirements and obtain permits. The approval is conditioned on compliance with the Public Works memorandum and applicable floodplain construction standards, including flood vents and other design measures required by city engineering staff.
