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HomeMy WebLinkAboutZ-4041-D Staff AnalysisJANUARY 31, 2005 ITEM NO.: 4 File No.: Z-4041 -D Owner: Union Bank of Benton Address: 14710 Vimy Ridge Road Description: Lot 1, DIMAC MFG Subdivision Zoned: 1-2 Variance Requested: A variance is requested from the paving provisions of Section 36-508 to allow an unpaved vehicular use area. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Industrial Building Proposed Use of Property: Office and Impound Yard for Metro Towing STAFF REPORT A. Public Works Issues: No Comments regarding gravel lot behind building. B. Landscape and buffer Issues: An average 12 -foot wide land use buffer is required along the site's southern perimeter. At no point should the width of this buffer be less than 9 -feet in width. The Landscape Ordinance requires a minimum 6 -foot 9 -inch wide landscape strip along the southern perimeter. C. Staff Analvsis: The 1-2 zoned property at 10710 Vimy Ridge Road is occupied by a one-story industrial building. There is a one -car wide gravel drive from Vimy Ridge Road. There is an area of gravel parking on the north side of the building. The rear portion of the property is wooded. The property is currently vacant. The applicant proposes to use the property as a towing/auto storage business. As part of the new occupancy, the JANUARY 31, 2005 ITEM NO.: 4 (CON'T. applicant proposes to pave the entry drive from Vimy Ridge Road and a parking area between the building and the street. The applicant also proposes to gravel the rear portion of the property for use as auto storage. A new privacy fence will be constructed along the south property line and the east side of the gravel area, to block the view of the auto' storage area from the church property to the south and from the street. The gravel area is proposed to extend to the north, south and west property lines, and along the south side of the building, as noted on the attached site plan. Section 36-508 of the City's Zoning Ordinance requires that vehicular use areas, including vehicle storage areas, be paved. Therefore, the applicant is requesting a variance to allow the gravel vehicular parking/storage area. Staff is not supportive of the variance as requested. Although the property is zoned industrial and located in an area of fairly heavy industrial uses, there is a church located on the R-2 zoned property immediately to the south. Staff feels that in addition to the required 6 foot high screening fence, the applicant should provide the 12 foot wide land use buffer and 6 foot 9 inch wide landscape buffer along the south property line as required by ordinance. Additionally, staff feels that the gravel vehicular use area should not extend along the south side of the building. If the applicant would agree to these conditions, staff could support the variance for a gravel parking/storage area, as it should have no adverse impact on the general area. D. Staff Recommendation: Staff recommends denial of the requested paving variance as filed. BOARD OF ADJUSTMENT: (JANUARY 31, 2005) Staff informed the Board that the applicant submitted a revised site plan which eliminated the proposed gravel parking on the south side of the building, and allowed for a 20 foot wide landscape buffer along the south property line adjacent to the proposed gravel parking area. Staff recommended approval of the revised application, subject to the following conditions: 1. Compliance with the City's Landscape Ordinance. 2. A protective border must be placed on the south side of the gravel parking area to protect the landscape buffer area. 3. A 6 foot high opaque wood fence, with its face side directed outward, must be constructed along the south property line where adjacent to the gravel parking area. E JANUARY 31, 2005 ITEM NO.: 4 CON'T.) The applicant offered no additional comments. The item was placed on the Consent Agenda and approved, as revised and recommended by staff, by a vote of 4 ayes, 0 nays and 1 absent. 3 JANUARY 31, 2005 ITEM NO.: 4 File No.: Z-4041 -D Owner: Union Bank of Benton Address: 10710 Vimy Ridge Road Description: Lot 1, DIMAC MFG Subdivision Zoned: 1-2 Variance Requested: A variance is requested from the paving provisions of Section 36-508 to allow an unpaved vehicular use area. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Industrial Building Proposed Use of Property: Office and Impound Yard for Metro Towing STAFF REPORT A. Public Works Issues: No Comments regarding gravel lot behind building. B. Landscape and buffer Issues: An average 12 -foot wide land use buffer is required along the site's southern perimeter. At no point should the width of this buffer be less than 9 -feet in width. The Landscape Ordinance requires a minimum 6 -foot 9 -inch wide landscape strip along the southern perimeter. C. Staff Analysis:_ The 1-2 zoned property at 10710 Vimy Ridge Road is occupied by a one-story industrial building. There is a one -car wide gravel drive from Vimy Ridge Road. There is an area of gravel parking on the north side of the building. The rear portion of the property is wooded. The property is currently vacant. The applicant proposes to use the property as a towinglauto storage. business—As part of the new occupancy, the applicant proposes to pave the entry drive from Vimy Ridge Road and a JANUARY 31, 2005 ITEM NO.: 4 (CON'T. parking area between the building and the street. The applicant also proposes to gravel the rear portion of the property for use as auto storage. A new privacy fence will be constructed along the south property line and the east side of the gravel area, to block the view of the auto storage area from the church property to the south and from the street. The gravel area is proposed to extend to the north, south and west property lines, and along the south side of the building, as noted on the attached site plan. Section 36-508 of the City's Zoning Ordinance requires that vehicular use areas, including vehicle storage areas, be paved. Therefore, the applicant is requesting a variance to allow the gravel vehicular parking/storage area. Staff is not supportive of the variance as. requested. Although the property is zoned industrial and located in an area of fairly heavy industrial uses, there is a church located on the R-2 zoned property immediately to the south. Staff - feels that in addition to the required 6 foot high screening fence, the applicant should provide the 12 foot wide land use buffer and 6 foot 9 inch wide landscape buffer along the south property line as required by ordinance. Additionally, staff feels that the gravel vehicular use area should not extend along the south side of the building. If the applicant would agree to these conditions, staff could support the variance fora gravel parking/storage area, as it should have no adverse impact on the general area. D. Staff Recommendation: Staff recommends denial of the requested paving variance as filed.