REQUEST |
Approval of a Plan to allow a Recycling Salvage Yard (unlimited outside storage) Use.
LOCATION
521, 523, and 525 Shepherd Drive |
OWNER |
Ocean Star Metals, Inc. |
PLAN COMMISSION RECOMMENDATION |
On December 14, 2020 the Plan Commission, by a vote of six (6) to three (3) recommended approval of a Change in Zoning from Heavy Commercial (HC) District to Industrial (IN) District.
The Plan Commission by a vote of six (6) to three (3) also recommended approval of a Specific Use Provision to allow a Recycling Salvage Yard (unlimited outside storage) Use for a period of ten (10) years. The Plan Commission further recommended the outside storage shall not exceed the eight (8) foot existing fence.
The Plan Commission by a vote of six (6) to three (3) also recommended approval of a Plan to allow a Recycling Salvage Yard (unlimited outside storage) Use.
The applicant concurs with the ten (10) year time period. |
STAFF RECOMMENDATION |
Denial of 1) a Change in Zoning from Heavy Commercial (HC) District to Industrial (IN) District, 2) a Specific Use Provision to allow a Recycling Salvage Yard (unlimited outside storage) Use, and 3) a Plan to allow a Recycling Salvage Yard (unlimited outside storage) Use. Given the small site, the operation does not appear to maintain truck traffic circulation on site per the Garland Development Code’s requirement for Recycling Salvage Yard Uses, and requires frequent interference of traffic lanes on Shepherd Drive. |
BACKGROUND |
The applicant is requesting a zoning change from Heavy Commercial (HC) District to Industrial (IN) District and requesting approval to allow the continued operation of an existing Recycling Salvage Yard (unlimited outside storage) use. The use requires a Specific Use Provision in the Industrial (IN) District.
In 2010, File Z 10-30 was approved for the operation of a Recycling Center for a period of ten (10) years. |
SITE DATA |
The site contains approximately 0.947 acres with approximately 204 lineal feet of frontage along Shepherd Drive, which is used as the main access point to and from the property. |
USE OF PROPERTY UNDER CURRENT ZONING |
The Heavy Commercial (HC) District is intended to provide locations for commercial and service-related establishments, such as building material and wholesale product sales, contractors' shops, automotive repair services, upholstery shops, and other similar commercial uses. The uses envisioned for the district will typically have operation characteristics that are generally not compatible with residential uses and some nonresidential uses. Uses in this district may utilize outside storage areas that are screened from public view. Some light manufacturing uses may also be allowed subject to certain conditions. The uses envisioned for the district will typically have operation characteristics that are generally not compatible with residential uses and some nonresidential uses. Convenient access to major thoroughfares and other transportation systems is a primary consideration for the types of uses that are found in the Commercial districts.
The applicant’s site operations include recycling of scrap metal materials with outdoor storage as approved in 2010. However, due to the GDC adoption in 2015, the use is now classed as a Recycling Salvage Yard (unlimited outdoor storage) which requires a Specific Use Provision in the Industrial (IN) District only. A Recycling Salvage Yard is defined as: A facility which provides for the collection, sorting, storage, bundling and shipping of recoverable and recyclable non-automotive, non-consumable and non-compostable materials such as aluminum cans, glass, papers including magazines and newspapers, cardboard, wood pallets, metals, plastics, tires, computers and electronics, oil, paints, solvents, and textiles. |
CONSIDERATIONS |
- Recycling Salvage Yards are not permitted in the Heavy Commercial (HC) District; therefore, the applicant requests a Change in Zoning to the Industrial (IN) District which allows Recycling Salvage Yards by Specific Use Provision (SUP) only. Due to the GDC adoption in 2015, the use is now classified as a Recycling Salvage Yard which includes outdoor storage and requires a Specific Use Provision (SUP) in the Industrial (IN) District only.
The Industrial (IN) District is intended to provide locations for a wide range of industrial uses that may or may not be compatible with some nonresidential uses. Such uses include manufacturing, processing, assembling, research and development, and warehousing and distribution. The Industrial District also accommodates support services for industrial development such as office, commercial, personal and professional services, and limited retail activities, commercial and service-related establishments, such as building material and wholesale product sales, contractors' shops, automotive repair services, upholstery shops, and other similar commercial uses.
- Recycling Salvage Yard Special Standards:
- The recycling salvage yard must be attended during all hours of business or collection.
- Processing of materials may include weighing, sorting, flattening, crushing, shredding, bundling, and palletizing materials for shipment by hand or by machine, and may also include smelting, melting, refining, or other conversion back to a “raw material” state.
- All processing operations (such as, crushing, bundling, or palletizing) must occur within a building or within an outside storage yard.
- Outside storage of materials are permitted, where located behind the main building, where and where screened from all public streets and from neighboring properties with a fully opaque, minimum eight-foot tall masonry screening wall, as applicable (unless another form of screening is approved with the initial development application). Although on-site operations and stacks of materials may be visible from the street, the site has a gate located between the operations / storage area and the street. The site is improved with an eight (8) foot high chain-link fence with screening mesh along its property lines.
- Recycling salvage yards must have an on-site vehicle circulation plan. The plan must be designed and operated so that all truck and other vehicle traffic associated with the recycling salvage yard is accommodated on-site and does not interfere with the traffic lanes on the adjacent street. The site is small and does not appear to have turnarounds for trucks on-site, requiring traffic lane interference on Shepherd Drive.
- Outside Storage is a use associated with the Recycling Salvage Yard and is permitted in the Industrial (IN) District, in accordance with the following Special Standard:
- Outside storage is not to be located between the front of the building and the street, nor on top of any structure, nor stacked higher than the building or device that screens the stored materials. The applicant indicates the business would comply with the outside storage requirements.
- The applicant proposes a Recycling Savage Yard (unlimited outside storage) use, specializing in scrap metal recycling, in three (3) existing buildings totaling 15,182 square feet. The applicant is not proposing any expansions or exterior remodeling. The establishment would operate Monday through Friday, 8:00 a.m. to 5:00 p.m.
- The previous Specific Use Provision was approved with thirteen (13) parking spaces. The site plan (Exhibit C in the Plan agenda item) shows existing pavement and seventeen (17) parking spaces on the overall site, which brings the site closer to meeting the 18 required parking spaces per the GDC.
- Landscaping currently exists on the site. Neither a building expansion nor a parking lot expansion is proposed with this request; therefore, new landscaping compliance is not triggered by this request.
- Signage is existing and no changes to signs are proposed with this application.
- The applicant requested a time period of thirty (30) years but concurs with the Plan Commission’s recommendation of ten (10) years.
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COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Industry Center for the subject property. Industry Centers provide a cluster of trade and industry that cumulatively employ large numbers of people. Operations may include such elements as semi-truck traffic, loading docks, and visible outdoor storage. Overall, the architecture, character, scale, and intensity should be compatible with adjacent development types. Industry Centers range in scale and intensity based on the surrounding vicinity and may consist of one or more buildings. This development type includes a variety of primary and secondary uses that support the industry employment sector. |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The properties to the north, south, east and west are zoned Heavy Commercial (HC) District and Industrial (IN) District, consisting of such uses as a self-storage facility, printing company, building material company, catering company, and auto part facility. |
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