5.1 PCSR 11-24-2015 - Laserfiche WebLink

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With limited access and numerous small parcels, it is unlikely major redevelopment will occur in this sub- area in the near-term. Rather, capitalizing on recent investments with the extension of Vance Avenue, select small industrial users with limited access needs and relatively limited investment fit for the undeveloped portion of the district. The Pinnacle district was created to allow other similar uses in the area to remain. Transportation/ Circulation The proposed project is occurring on two adjacent parcels, the western lot fronting Highway 10/169 and the eastern lot fronting Vance Street. The sites main access will be on the "frontage road" of Highway 10/169. The applicant currently does not have plans to utilize Vance Street for access but may utilize it in the future. At that time, proper permits and reviews will need to take place. Parking The ordinance requires 23 parking stalls and the site plan shows 23. The majority of the site is composed of impervious surfacing, much of it asphalt. The condition of the asphalt varies across the site. Staff recommends that all asphalt areas be seal coated and all parking stalls for trailers and vehicles shall be marked as required by ordinance to ensure there is adequate space for emergency vehicles to circulate on the site. The ordinance provides for minimum stall size and aisle width. Utilities The 7,500 square foot main building used for office is located on the western lot and the 4,000 square building used for truck bed inventory storage is located on the eastern lot. City water is available to the western lot and city sanitary sewer is available to the eastern lot. The business will primarily occur on the western lot. During the point of sale of a parcel, the city requires hook up to city services. Although this property is not being sold, but leased to the applicant pending approval of the CUP, requirement #4 of granting approval of a CUP states: Dill be served adequately by... water and sewer ystem. A CUP could be denied for not meeting this condition. Staff recommends the main building on the western parcel (75-733-0215) connect to city services by June 1, 2016. Landscaping The applicant's site plan indicates that landscaping will be brought into compliance as weather permits. By ordinance, a CUP will fully comply with all other requirements of this code (30-654 a 7). In situations where the landscaping for an existing building does not meet the requirements, the City Council has historically reduced the requirement in scale with the proposed development. The overall exterior perimeter of the two properties is approximately 1,700 feet. Section 30-934 of the city code states the number of trees on the lot, tract, or parcel shall not be less than three plus the perimeter of the described area as measured in feet divided by 40. This would result in 42 trees being required if a new project on a vacant parcel. The subject properties have trees and credit may be given for those trees provided that such trees satisfy the requirements of size and species. Credit may not exceed 50 percent of the total requirements. Staff K\Departments\Community Development\Planning\Case Files\CUP\CU 15-21 Big Tex\CU 15-21 sr PC 11-2415.docx