HomeMy WebLinkAboutZ-5953-A Staff AnalysisNovember 25, 2002
ITFM NO. - 4
File No.: Z -5953-A
Owner: Brad -US, LLC
Address: 11200 Otter Creek East Boulevard
Description: " Lots 7 and 8, Area 103, Otter Creek
Industrial Park
Zoned: 1-2
Variance Requested: A variance is requested from the paving
requirements 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: Lot 7 — Vacant industrial building
Lot 8 — Undeveloped
Proposed Use of Property: Lot 7 — Truck maintenance facility
Lot 8 — Unpaved truck parking and
vehicular use area
STAFF REPORT
A. Public Works Issues:
1. All driveways shall be concrete aprons per City Ordinance.
2. Plans of all work in right-of-way shall be submitted for approval prior to
start of work.
B. Landscape and Buffer Issues:
Lot 8 must provide for a minimum fifteen (15) feet wide on-site street
buffer along Otter Creek East Blvd. Trees and evergreen screening
shrubs will be required within this street buffer. Additionally, a minimum
nine (9) foot wide landscape strip will be required along the southern
perimeter of Lot 8 for the first fifty (50) feet from Otter Creek East Blvd.
November 25, 2002
m No.: 4 (Cont.
Outside storage of materials will be required to be screened by a six (6)
foot high wood fence with its face side directed outward or a wall.
C. Staff Analysis:
The 1-2 zoned property at 11200 Otter Creek East Blvd. (Lot 7, Area 103,
Otter Creek Industrial Park) is occupied by a one-story metal industrial
building. The property immediately to the south (Lot 8, Area 103, Otter
Creek Industrial Park) is also zoned 1-2 and is undeveloped and grass -
covered, with some small trees near the rear of the lot. Hanson Concrete
is proposing to purchase the two (2) lots and utilize the existing building
(Lot 7) as a truck maintenance facility. As a component of the
development, Hanson proposes to place a 4" SB2 base on Lot 8 and
utilize it for the parking of concrete trucks and tankers awaiting repair and
pick-up after repair. A small portion of Lot 8 will be used to store rebar. In
addition to the proposed use of the lots, the applicant proposes to widen
the existing driveway between the two (2) lots to 36 feet and add another
36 foot wide drive near the southeast corner of the property.
Section 36-508 of the City's Zoning Ordinance requires that any parcel of
land which is changed to a vehicular use area shall be paved where
subject to wheeled traffic. Therefore, the applicant is requesting a
variance to allow Lot 8 to be utilized as an unpaved vehicular use area.
As noted previously, Lot 8 will be used to park concrete trucks and
tankers which are awaiting repair and pick-up after repair, and a small
amount of rebar storage.
Staff is supportive of the requested variance on a temporary basis. Staff
feels that a temporary unpaved vehicular use area, being located in an
industrial park with industrial uses on all adjacent property, will have no
adverse impact on the general area. It has been past staff policy to
support unpaved vehicular use areas as temporary uses. Therefore, staff
will suggest that the variance'to allow the unpaved vehicular use area be
approved for five (5) years. At the end of that time the applicant will need
to pave the area or come back to the Board of Adjustment and request an
extension. Additionally, according to the industrial zoning standards, the
portion of Lot 8 which will be used for rebar storage must be screened
with a six (6) foot high opaque fence or wall.
D. Staff Recommendation:
Staff recommends approval of the requested paving variance subject to
the following conditions:
2
November 25, 2002
Item No.: 4 (Cont.
1. Compliance with the requirements as noted in paragraphs A and B of
this report.
2. The unpaved vehicular use area be allowed for five (5) years. At the V
end of that time the area must be paved or an extension from the
Board of Adjustment must be requested.
3. All appropriate permits must be obtained prior to any site work.
4. The required landscaping and screening are to be installed prior to use
of Lot 8 for vehicular use or storage.
BOARD OF ADJUSTMENT: (NOVEMBER 25, 2002)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
3