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HomeMy WebLinkAboutZ-7844 Staff AnalysisMAY 23, 2005 File No.: Z-7844 Owner: TLC Properties, Inc. Applicant: Bram Keahey Address: 12001 Interstate 30 Description: Northeast corner of Otter Creek South Road and the 1-30 Frontage Road Zoned: 1-2 Variance Requested: A variance is requested from the buffer provisions of Section 36-522 to allow a reduced interstate buffer. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property STAFF REPORT A. Public Works Issues: OfficeMarehouse 1. No comment on reduced buffer request. 2. Street improvements are to be constructed per plans approved January 13, 2005. Sidewalks not required in the Otter Creek Industrial Park area per City Ordinance. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. B. Landscape and Buffer Issues: Both landscape and zoning ordinances require a minimum 30 -foot wide on-site landscape buffer where adjacent to a freeway or expressway. The plan submitted proposes a landscape buffer along the interstate varying in width from approximately 21 feet to 50 feet. The City MAY 23, 2005 J,101I1�1 1616104a9 Beautiful Commission granted this variance request May 5, 2005, provided a combination of berming and shrubs 30 inches in height are installed near the on-site paved area along the interstate. The 30 -inch height is to be taken from the elevation of the adjacent on-site paving area. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. C. Staff Analysis. The 1-2 zoned property at 12001 Interstate 30 (Northeast corner of 1-30 and Otter Creek South Road) is currently undeveloped and wooded. However, on-site trees along Otter Creek South Road and Interstate 30 have recently been removed prior to receiving approval from the Public Works Department. The clearing was performed by Boyle Construction Company, hired by the seller of the property to Lamar Advertising. Boyle is installing utilities and widening Otter Creek South Road. Since the trees were removed without a grading permit, Boyle was issued a citation to appear in court by the Public Works Department. A grading permit has since been issued for only the previous work. The applicant is proposing to develop an office/warehouse and associated parking areas on this industrial zoned property. The adjacent properties are also zoned industrial with the exception of a portion of the adjacent property to the northeast, which is zoned for commercial use. The proposed building will be located near the center of the property with parking on its north side, adjacent to 1-30. Two (2) access drives from Otter Creek South Road are proposed. A truck access area will be located at the rear of the building. The applicant is proposing a landscape street buffer along 1-30 ranging in width from 21 feet to 50 feet. Section 36-522(a)(3) of the City's Zoning Ordinance requires a minimum 30 -foot wide street buffer adjacent to an expressway. Therefore, the applicant is requesting a variance from this ordinance requirement to allow the reduced street buffer. Staff is supportive of the requested buffer variance. Staff feels that the request is very minor. The City's Landscape Ordinance also requires a 30 -foot street buffer adjacent to an interstate. As noted in paragraph B., the City Beautiful Commission approved the variance from the 2 MAY 23, 2005 ITEM NO.: 4 (CON'T. Landscape Ordinance on May 5, 2005, subject to a combination of berming and shrubs 30 inches in height being installed near the on-site paved area along the interstate. The 30 -inch height is to be measured from the elevation of the adjacent on-site paved area. Staff feels this approach is reasonable, and will support the requested buffer variance accordingly. Staff believes the variance will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested buffer variance, subject to the following conditions: 1. A combination of berming and shrubs 30 inches in height (minimum) shall be installed near the on-site paved area along the interstate. The 30 -inch height is to be measured from the elevation of the adjacent on-site paved area. 2. Compliance with the Public Works and Landscape/Buffer requirements as noted in paragraphs A and B of the staff report. BOARD OF ADJUSTMENT: (MAY 23, 2005) 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 May 5, 2005 ITEM NO.1 - C.B.C. 585 - NEW MATTERS Applicant: Address: Description: ORDINANCE REQUIREMENTS: Lamar Outdoor Advertising TLC Properties, Inc. — Owners Bram Keathey, AIA — Agent 12001 Interstate 30 Lot 1, Otter Creek Business Addition located at the northeast corner of I-30 and Otter Creek South Road 1. The perimeter planting strip adjacent to freeways or expressways shall be at least thirty (30) feet wide except within designated mature areas. VARIANCE REQUESTED: 1. A reduction of the perimeter landscaping strip adjacent to Interstate 30. I -MRM WOOLS The applicant is proposing to develop an office/warehouse and associated parking areas on this industrial zoned property. The adjacent properties are also zoned industrial with the exception of a portion of the adjacent property to the east, which is zoned for commercial use. Both landscape and zoning ordinances require a minimum thirty-foot wide on-site landscape buffer where adjacent to a freeway or expressway. The applicant proposes a landscape buffer varying in width from twenty-one feet to fifty feet. Since the Zoning Ordinance also requires a minimum thirty-foot wide on-site buffer where adjacent to freeways and expressways, the applicant is seeking a width reduction variance by the Board of Adjustment. This item is scheduled to be presented at their May 23'd hearing. The applicant contends that the proposed location of the structure and associated parking is limited by the existing billboard and wedge shape of the site. The site is currently wooded. However, on-site trees along Otter Creek South Road and Interstate 30 have recently been removed prior to receiving approval from the Public Works Department. The clearing was performed by Boyle Construction Company, hired by the seller of the property to Lamar Advertising. Boyle is installing utilities and widening Otter Creek South Road. Since the trees were removed without a grading permit, Boyle was issued a citation to appear in court by the Public Works Department. A grading permit has since been issued for only the previous work. STAFF RECOMMENDATION: Staff recommends approval of this request provided minimum 30 -inch high berms and additional trees are installed along Interstate 30.