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HomeMy WebLinkAboutZ-4435-B Staff AnalysisJUNE 29, 2009 ITEM NO.: 1 File No.: Z -4435-B Owner: Quality Outdoor Products, Inc. Applicants: Jerry Holt Address: 13215 Interstate 30 Description: South side of 1-30, east of Alexander Road Zoned: C-4 Variance Requested: A variance is requested from the paving provisions of Section 36-508 to allow a gravel parking lot. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Metal Carport Sales and Display Proposed Use of Property: Metal Carport Sales and Display STAFF REPORT A. Public Works Issues: 1. Provide existing topographic information at maximum five-foot contour interval. Show the limits of the 100 -year floodway and floodplain on the survey. The proposed building appears to be located in the 100 year floodplain. 2. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 3. A grading permit in accordance with Section 29-186 (c ) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. JUNE 29, 2009 ITEM NO.: 1 (CO B. Landscape and Buffer Issues; Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The landscaping shown on the previously approved landscape plan for the front paved portion of the site must be installed and in good horticultural condition or replaced prior to the issuance of a building permit. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or evergreen plantings, is required along the southern perimeter of the site. An automatic irrigation system is required. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered 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 at 13215 Interstate 30 is occupied by a one-story modular office building located near the center of the site, as noted on the attached site plan. There is a driveway from 1-30 which serves as access to the property. The front (north) half of the property is paved, with a portion of the area being used for display of metal carport/garage structures and sheet metal storage. There is paved parking for approximately 26 vehicles, including under some of the displayed carport structures. The rear half of the property is gravel covered. This area is used for the unloading/loading of large trucks, as well as display of carport structures and storage of materials. The applicant proposes to construct a 40 foot by 100 foot building at the southeast corner of the property. The building will be located at lest 15 feet from the east side property line and 25 feet from the rear (south) property line. The applicant notes that the building will be used to house a machine to roll - form roofing for the metal structures. The proposed building will conform with the ordinance setback requirements. With the new building construction, the City's Zoning Ordinance requires that the rear portion of the property be paved where subject to vehicular traffic as per Section 36-508. The applicant is requesting a variance to maintain the existing gravel vehicular use area. The applicant notes that the gravel area will be used as an area to unload trucks with a forklift. The trucks will contain metal coils which weigh up to five (5) tons each. JUNE 29, 2009 ITEM NO.: 1 (CON'T. Staff is supportive of the requested paving variance for the rear (south) portion of this property. Staff feels the maintenance of the gravel area is appropriate in this situation. The forklift and large truck maneuvering within this area, as well as the unloading of very heavy materials, would likely tear up an asphalt area rather quickly. It is very common to find unpaved vehicular use areas for larger vehicles in heavy commercial and industrial zonings in the City. Examples of gravel vehicular use areas can be found along Interstate 30 as well as the City's port industrial area. Staff believes the continued use of the gravel vehicular use area is reasonable and should have no adverse impact on the adjacent properties or the general area. As noted earlier, the front portion of the property where customers and employees will park is paved and landscaped. The rear gravel area of this property is not visible from 1-30. D. Staff Recommendation: Staff recommends approval of the requested paving variance, subject to the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of the staff report. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT: (JUNE 29, 2009) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved by a vote of 4 ayes, 0 noes and 1 absent.