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HomeMy WebLinkAboutZ-7514-B Staff AnalysisDECEMBER 15, 2014 ITEM NO.: 2 File No.: Owner: Applicant: Address: Description: Zoned: Z -7514-B Locust Bayou, LLC Andrew Rike 11309 Otter Creek East Blvd. South end of Otter Creek East Blvd. IVA 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: Vacant Lot Proposed Use of Property: Equipment and Material Storage STAFF REPORT 9 C Public Works Issues: No Comments Landscape and Buffer Issues: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. A street buffer shall be provided at six (6) percent of the average depth of the lot. The average depth of the lot is approximately two hundred and eighty (280) feet. A nine (9) foot street buffer is required at Otter Creek East Blvd. Staff Analysis: The 1-2 zoned property at 11309 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 building immediately to the east. Locust Bayou also owns the lot immediately to the north. On March 31, 2014 the Board of Adjustment approved screening and paving variances to allow use of the lot for equipment and material storage. DECEMBER 15, 2014 ITEM NO.: 2 (CON'T. Locust Bayou proposes to also gravel and fence the undeveloped lot at 11309 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 northwest corner of the site. Six (6) foot high chain link fencing with barbed wire will be located along the west side property line, and ten (10) feet inside the south (rear) property line. A six (6) foot high opaque wood fence with barbed wire will run along the west (front) property line, nine (9) 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 south and west 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. This lot abuts lots with the same ownership to the north and west. Railroad right-of-way is located to the south. Mature trees are located within the railroad right-of-way. Staff believes that the gravel equipment and material storage area with chain link fencing on the south and west 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 to 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. BOARD OF ADJUSTMENT (December 15, 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.