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HomeMy WebLinkAboutZ-7514-A Staff AnalysisMARCH 31, 2014 File No.: Z -7514-A Owner: Locust Bayou, LLC Applicant: Andrew Rike Address: 11301 Otter Creek East Blvd. Description: Lot 10-13, Area 101, Tract "A", Otter Creek Industrial Park Zoned: 1-2 Variance Requested: Variances are requested from the development provisions of Section 36-320 and the paving provisions of Section 36-508 to allow a non -paved vehicular use area and the use of non-opaque fencing materials. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Equipment and Material Storage STAFF REPORT Q N. M Public Works Issues: No Comments. Landscape and Buffer Issues: 1. Site plan must comply with City's minimal landscape and buffer ordinance requirements. 2. A minimum nine (9) foot street buffer is required as per Zoning Ordinance 36- 522. 3. In addition to trees three (3) shrubs or vines for every thirty (30) linear feet shall be planted in the perimeter planting strip. Where a fence or wall is utilized in a perimeter planting strip adjacent to a street, three (3) shrubs or vines shall be planted each thirty (3) linear feet along both sides of the fence or wall. 4. An irrigation system shall be required for developments of one (1) acre or - larger. - 5. 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) caliper or larger. Staff Analysis: The 1-2 zoned lot at 11301 Otter Creek East Blvd. is currently undeveloped. The property is owned by Locust Bayou, LLC. Locust Bayou, LLC is a natural resource service company and is located in the first building around the cul-de-sac to the MARCH 31, 2014 ITEM NO.: 1 (CON'T. west from the undeveloped lot at 11301 Otter Creek East Blvd. There is one (1) undeveloped lot between Locust Bayou's building and this undeveloped lot. Locust Bayou proposes to gravel and fence the undeveloped lot at 11301 Otter Creek East Blvd., as noted on the attached site plan. The applicant proposes to utilize the fenced gravel area for equipment and material storage. A gated entry drive will be located at the southwest corner of the site. Six (6) foot high chain link fencing with barbed wire will be located along the north and south side property lines, and ten (10) feet inside the east (rear) property line. A six (6) foot high opaque wood fence with barbed wire will run along the west (front) property line, five (5) feet inside the property line. Gates which cross the driveway will open to the interior of the site. Section 36-320(b)(1) of the City's Zoning Ordinance requires that outdoor storage of,equipment and materials in the 1-2 zoning district be screened by a six (6) foot high opaque barrier. Section 36-508 requires that all vehicular use areas be paved. Therefore, the applicant is requesting variances from these ordinance requirements to allow the equipment and material storage area without opaque screening on its north, south and east sides, and the vehicular use portion of the overall area to be gravel. Staff is supportive of the requested variances. Staff views the request as reasonable. The gravel, unscreened equipment and material storage area will not be out of character with other properties within this industrial subdivision. Other properties maintain gravel vehicular use areas and have outdoor storage of materials and equipment with chain link fencing. Only a portion of the north side property line abuts a developed property. The remainder of the north side property line, along with the south side and rear (east) property lines abut undeveloped property. As such, staff believes that the gravel equipment and material storage area with chain link fencing on the north, south and east sides will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested paving and screening variances, subject to the following conditions: 1. The variances are approved for the property owner, Locust Bayou, LLC, only. If ownership of the property changes the variances must be brought -back t0 the Board of -Adjustment -for review. 2. The gravel area must be maintained and hard -packed in a manner that does not result in the creation of dust, mud, silt or standing water. MARCH 31, 2014 ITEM NO.: 1 CON'T. BOARD OF ADJUSTMENT (March 31, 2014) 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 for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved.