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HomeMy WebLinkAboutZ-3627 Staff AnalysisDecember 9, 1980 SUBDIVISIONS Item No. 23 - A Conditional Use Permit OWNER: National By -Products, Inc. LOCATION: 4300 East 9th Street REQUEST: To allow for the same use; renovation and improvement of rendering plant. 1. Proposal To reconstruct the cooking facilities in a new building utilizing modern mechanical techniques and equipment. 2. Compliance with Ordinance -_Bulk and Area The proposed building complies in all respects with the ordinance; however, the existing buildings which were conforming under the former "K" zoning intrude into the front yard (50' required - 20' provided). The required side yard on both east and west (30' required - 10' provided on east and 20' on west) this presents no problem. 3. Compliance with Off-street Parking The existing buildinq represents 17,500 square feet + floor area, all buildings. Proposed building !r represent 6,000 square feet +. The total parking requirement is existing building = 29 car spaces. Proposed building = 10 car spaces. Parking provided is: 30 car spaces. This leaves a deficit of 9 spaces. 4. Special Requirements The plans for treatment of on-site odor produced by this operation should be submitted, due to the proximity of residential. An acceptable argument must be presented to show continued use and expansion on this site will not adversely affect the neighborhood. 5. Treatment of the Site/Visual Effects At this writing,.no provision for site landscaping or Sign Ordinance compliance has been filed. A plan for screening the East 9th Street frontage should be filed incorporating opaque materials. December 9, 1980 SUBDIVISIONS Item No. 23 - Continued 6. Compliance to Master Plan The project involves two elements of the City Master Plan: (1) The Master Parks Plan indicates the area between the river and levee as Park Site 5 -AF, a fixed site requiring the release of the Board of Directors; and (2) the Master Street Plan indicates a 60' collector for East 9th Street, with a 36' pavement section, inasmuch as this street is projected to serve the Airport until a new runway severs the roadway. Analvsis: The Staff view of this proposal is that the activity now and as proposed is located in an area that should be Airport expansion area. The same could be said of the residential strip running to the east. However, the cost of improvements in the residential neighborhood and the investment in this long existing use suggests that neither will cease to exist in the near future. This necessitates a middle ground. It is our feeling that if the owners of this business can deliver the type of odor removal from the process that is promised and enhance the physical appearance of the site, then a better neighborhood will result. In the improvement of the physical plant, there are several structures and outside use areas requiring screening. The parking lot needs attention as to proper surfacing and driveway aprons. Further, the plan should indicate drive access to the area north of the levee. Staff Recommendation: Approval of the use permit subject to resolution of the following: (a) Board of Director approval of Parks Plan exception. (b) Improvement of parking drives and street to City standard. Addition of nine parking stalls. (c) Submission of landscape and screening plan. (d) Compliance with Sign Ordinance on all signs. (e) Planning Commission and Board acceptance of off-site parking on Airport property (unless the nine new spaces are located within the owned boundary, more than the allowable 25 percent will be off-site). December 9, 1980 SUBDIVISIONS Item No. 23 - Continued (f) Provide certification of odor control equipment by appropriate agency. (g) Deal with the levee grade issue to Corps of Engineer standards. SUBDIVISION COMMITTEE RECOMMENDATION: Approval asrecommended by the staff. The vote - 4 ayes, 0 noes. December 9, 1980 SUBDIVISIONS Item No. 23 - A Conditional Use Permit OWNER: National Dy -Products, Inc. LOCATION: 4300 East 9th Street REQUEST: To allow for the same? -use; renovation and improvement of rendering plant. 1. Proposal To reconstruct the cooking facilities in a new building utilizing modern mechanical techniques and equipment. 2. Compliance with Ordinance - Bulk and Area The proposed building complies in all respects with the ordinance; however, the existing buildings which were conforming under the former "K" zoning intrude into the front yard (50' required - 20' provided). The required side yard on both east and west (30' required - 10' provided on east and 201 on west) this presents no problem. 3. Compliance with Off-street Parking The existing building represents 17,500 square feet + floor area, all buildings. Proposed building represent 6,000 square feet +. The total parking requirement is existing building = 29 car spaces. Proposed building = 10 car spaces. Parking provided is: 30 car spaces. This leaves a deficit of 9 spaces. I t, 4. Special Requirements The plans for treatment of on-site odor produced by this operation should be submitted, due to the proximity of residential. An acceptable argument must be presented to show continued use and expansion on this site will not adversely affect the neighborhood. 5. Treatment of the Site/Visual Effects At this writing, no provision for site landscaping or Sign Ordinance compliance has been filed. A plan for screening the East 9th Street frontage should be filed incorporating opaque materials. I December 9, 1980 { SUBDIVISIONS Item No. 23 - Continued 6. Compliance to Master Plan The project involves two elements of the City Master Plan: (1) The Master. Parks Plan indicates the area between the river and levee as Park Site 5 -AF, a fixed site requiring the release of the Board of Directors; and (2) the Master Street Plan indicates ?a 60' collector for East 9th Street, with a 36' pavement section, inasmuch as this street is projected to serve the Airport until a new runway severs the roadway. Analvsis: The Staff view of this proposal is that the activity now and as proposed is located in an area that should be Airport expansion area. The same could be said of the residential strip running to the east. However, the cost of improvements in the residential neighborhood and the investment in this long existing use suggests that neither will cease to exist in the near future. This necessitates a middle ground. It is our feeling that if the owners of this business can deliver the type of odor removal from the process that is promised and enhance the physical appearance f the site, then a better neighborhood will result . In the improvement of the physical plant, there are several structures and outside use areas requiring screening. The parking lot needs attention as to proper surfacing and driveway aprons. Further, the plan should indicate drive access to the area north of the levee. Staff Recommendation: Approval of the use permit subject to resolution of the following: (a) Board of Director approval of Parks Pian exception. (b) Improvement of parking drives and street to City standard. Addition of nine parking stalls. (c) Submission of landscape and screening plan. (d) Compliance with Sign Ordinance on all signs. (e) Planning Commission and Board acceptance of off-site parking! on Airport property (unless the nine new spaces are located within the owned boundary, more than the allowable 25 percent will be off-site) . iV 0 December 9, 1980 SUBDIVISIONS Item No. 23 - Continued (f) Provide certification of odor control equipment by appropriate agency. (g) Deal with the levee grade issue to Corps of Engineer standards. SUBDIVISION COMMITTEE RECOMMENDATION: Approval asrecommended by the staff. The vote - 4 ayes, 0 noes. I r 0 December 9, 1980 SUBDIVISIONS Item No. 23 - Continued (f) Provide certification of odor control equipment by appropriate agency. (g) Deal with the levee grade issue to Corps of Engineer standards. SUBDIVISION COMMITTEE RECOMMENDATION: Approval asrecommended by the staff. The vote - 4 ayes, 0 noes. I