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HomeMy WebLinkAboutZ-3371-EEE Staff AnalysisMAY 21, 2020 ITEM NO.: 1 File No.: Z -3371 -EEE Owner: LL ARK Properties, LLC Applicant: Brian Carney, ITR Construction Address: 301 Colonel Glenn Plaza Loop Description: West side of Colonel Glenn Plaza Loop, south of Colonel Glenn Plaza Drive Zoned: C-4 Variance Requested: A variance is requested from the paving provisions of Section 36-508 to allow a temporary gravel parking lot. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Temporary Gravel Vehicle Storage Lot STAFF REPORT Public Works Issues: 1. The berm must be vegetated and permanently stabilized following construction. 2. Provide detail of how parking lot will drain through berm. Landscape and Buffer Issues: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width/depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The maximum width of the required buffer is fifty (50) feet. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The average width of the property is 360 feet. A minimum twenty-two (22) foot buffer is required to be protected and maintained adjacent to the OS zoned property to the west. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. MAY 21, 2020 ITEM NO.: 1 (CON'T. Z -3371 -EEE 4. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 5. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. C. Staff Analysis: The C-4 zoned property Located at 301 Colonel Glenn Plaza Loop is currently undeveloped. The property is comprised of 8.55 acres. Site work and tree clearing has taken place in the past in preparation for permanent development of the site. The south 50 feet and the west 50 feet of the overall property is zoned OS (Open Space) to serve as an undisturbed buffer between this commercial property and the R-2 zoned property to the south and the school to the west. The applicant is proposing to construct a temporary gravel parking lot on the property, as noted on the attached site plan. The temporary gravel parking lot will be a vehicle storage lot for the Steve Landers Chrysler Dodge Jeep Ram auto dealership which is located across Colonel Glenn Plaza Loop to the east. The applicant notes that the temporary gravel parking lot will not be used to store retail vehicles. It will only be used to store vehicles which are not available for sale. The applicant also notes the following with respect to the proposed temporary gravel parking lot: "With this improvement, there will be permanent lighting, pipe rail fence and sidewalk installed along the frontage along with an earthen berm to limit visibility to the rear of the lot as well as security fencing and temporary lighting as needed on the interior of the lot and along the rear perimeter. Storm water control will be designed, approved and installed under the guidance of the City Engineer. This temporary lot as proposed will remain in this temporary condition for no more than three (3) years. If at the end of this period, no further development of the property has occurred, the parking lot will be either vacated or improved to meet all zoning requirements." Section 36-508 of the City's Zoning Ordinance requires that all vehicular use areas be paved where subject to wheeled traffic. Therefore, the applicant is requesting a variance from this ordinance requirement to allow the temporary gravel parking lot/vehicle storage lot. Staff is supportive of the requested variance to have a temporary gravel parking lot/vehicle storage lot at 301 Colonel Glenn Plaza Loop. Staff views the request as reasonable. The use should prove to be an acceptable holding use for the property until permanent development occurs. The gravel parking lot, including fencing, berm MAY 21, 2020 ITEM NO.: 1 (CON'T. Z -3371 -EE and all erosion control must be located at least 72 feet back from the west property line and 93 feet back from the south property line. These setbacks will recognize and protect the existing 50 foot wide OS zoned strips and the required land use buffers located inside the OS zoning. Otherwise, staff believes that the proposed gravel parking area will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested temporary paving variance, subject to the following conditions: Compliance with the Public Works and Landscape/Buffer requirements as noted in paragraphs A. and B. of the staff report. 2. All components of the gravel parking area, including fencing, berm and all erosion control must be located at least 93 feet back from the south property line and at least 72 feet back from the west property line. 3. The temporary gravel parking lot is to remain for no more than three (3) years from the date of approval. At the end of this time, the lot must be vacated or improved to comply with all ordinance requirements. Board of Adjustment (May 21, 2020) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved, as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent.