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HomeMy WebLinkAboutZ-8183 Staff AnalysisMARCH 26, 2007 ITEM NO.: 5 File No.: Owner: Applicant: Address: Description: Zoned: Z-8183 Ben and Diane Davis Roger Tucker 2003 E. Roosevelt Road South side of E. Roosevelt Road, at Dugan Street I1K Variance Requested: A variance is requested from the paving provisions 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: Industrial Proposed Use of Property: Industrial STAFF REPORT A. Public Works Issues: 1. At time of permit issuance, a dedication of right-of-way 30 ft. from centerline will be required on Dugan Street. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 3. Since the property has already been cleared, a grading permit in accordance with section 29-186 (c ) & (d) will be required prior to any installation of gravel, drainage improvements, and driveways at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. At the time of permit issuance, boundary street improvements do not apply unless construction is proposed beyond the installation of a gravel parking lot. MARCH 26, 2007 ITEM NO.: 5 (CON'T. 5. Erosion controls must be installed to reduce discharge of polluted stormwater. B. Landscape and Buffer Issues: 1. The expansion of vehicular use area requires compliance with the City's Landscape and Buffer Ordinances. 2. The Zoning Ordinance requires a street buffer of 37.5 feet in depth on the Roosevelt Road frontage. Plantings of trees and shrubs within the street buffer are to be as required by Section 15-96 of the Code. 3. The Zoning Ordinance requires a street buffer of 31.5 feet in depth on the Dugan Street frontage. Plantings of trees and shrubs within the street buffer are to be as required by Section 15-96 of the Code. 4. A perimeter landscape strip of 9 feet in width is required on the perimeters of the site for a distance of 50 feet from the front (Roosevelt Road) property line. 5. Landscape areas are to be irrigated. C. Staff Analysis: The 1-2 zoned property at 2003 E. Roosevelt Road is occupied by a one-story warehouse building. The property has street frontage along E. Roosevelt Road and Dugan Street. There is truck access (overhead doors) on the north (front) and west sides of the building. There is gravel parking on the north and a portion of the west sides of the building. The rear (south) portion of the property has recently been cleared of trees. There is a railroad right-of-way located along the rear property line. The applicant proposes to gravel the remainder of the property with an SB-2 road base, as noted on the attached site plan. The new SB-2 road base will be located on the south and west sides of the building for truck access and parking. As part of the project, the applicant proposes a new access drive from Dugan Street. The applicant is also proposing future overhead door and a concrete pad on the south side of the building for truck access. The applicant has been working with the Public Works Department on the new driveway location and specifications. The applicant is proposing the SB-2 road base instead of paving given the fact that the areas around the building will be used for heavy truck traffic. Section 36-508 of the City's Zoning Ordinance requires that areas subject to wheeled traffic be paved with asphalt or concrete. Therefore, the applicant is requesting a variance from this ordinance standard to allow the non -paved vehicular use area. MARCH 26, 2007 ITEM NO.: 5 (CON'T. Staff is supportive of the requested variance to allow the non -paved vehicular use area. Given the proposed use of the property as a trucking facility, staff views the proposed use of SB-2 road base instead of asphalt as a reasonable alternative. The proposed non -paved parking area will not be out of character with the general area. There are gravel parking areas immediately to the east along both sides of Dugan Street, as well as other industrial areas such as the port industrial area to the southeast. Staff believes the proposed non -paved vehicular use area will have no adverse impact on the adjacent properties or this industrial area. D. Staff Recommendation: Staff recommends approval of the requested variance to allow a non -paved vehicular use area, subject to compliance with the conditions outlined in paragraphs A. and B. of the agenda staff report. BOARD OF ADJUSTMENT: (MARCH 26, 2007) Ben Davis and Roger Tucker were present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Ben Davis addressed the Board in support of the application. In response to a question from the Board, he explained that his intent for the property was use as a trucking facility. He stated that he had no intent to sell the property at this time. He explained that the improvements would enhance the appearance of the property. James Van Dover asked if there was any hard surface in the rear yard area. Mr. Davis stated that there was none at this time. Mr. Van Dover asked about the type of trucks and the number of trucks which would be on the property. Mr. Davis noted that there would be approximately 25 semi trucks and trailers. Mr. Van Dover asked if it would be a 24 hour use. Mr. Davis stated that it would not. Mr. Van Dover asked why SB-2 base was being considered over asphalt. Mr. Davis explained that the asphalt would not hold up as well under the truck traffic. He also noted that the SB-2 was easier to maintain. The Cal -Ark Trucking facility onl-30 was referenced and briefly discussed. The issue of landscaping and buffers was discussed. Dana Carney, of the Planning Staff, explained where landscaping would need to be installed. The issue of the adjacent restaurant parking was briefly discussed. Vice -Chair Burruss noted that the proposed SB-2 base was an appropriate approach for the truck traffic. The issue of gravel parking along E. Roosevelt was discussed. MARCH 26, 2007 ITEM NO.: 5 (CON'T. Ronnie Brown, adjacent property owner to the east, addressed the Board in support of the application. He supported the applicant's request to use SB-2 as a parking lot base. There was a motion to approve the requested variance to allow a non -paved vehicular use area, as recommended by staff. The motion passed by a vote of 4 ayes, 1 nay and 0 absent. The variance was approved.