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  Agenda Item 9.c.       
Meeting Date: 08/17/2021  
Item Title:    Z 21-22 Randall T. Wilson - Specific Use Provision (District 2)
Submitted By: Kimberly Hopkins

REQUEST
Approval of a Specific Use Provision extension for a Recycling Salvage Yard (Unlimited Outside Storage) on a property zoned Industrial (IN) District.
 
Approval of a Plan for a Recycling Salvage Yard (Unlimited Outside Storage) on a property zoned Industrial (IN) District.

LOCATION
1340 Hebron Drive
OWNER
Randall T. Wilson
PLAN COMMISSION RECOMMENDATION
On July 26, 2021 the Plan Commission, by a vote of nine (9) to zero (0), recommended approval of a Specific Use Provision extension for a Recycling Salvage Yard, (Unlimited Outside Storage) on a property zoned Industrial District (IN) District for a period of twenty-five (25) years per staff recommendation, including the SUP Condition requiring salvage materials to be located towards the rear of the property.
 
The Plan Commission, by a vote of nine (9) to zero (0), also recommended approval of a Plan for a Recycling Salvage Yard, (Unlimited Outside Storage) on a property zoned Industrial District (IN) District.
STAFF RECOMMENDATION
Approval of a Specific Use Provision extension for a Recycling Salvage Yard (Unlimited Outside Storage) on a property zoned Industrial District (IN) District for a period of twenty-five (25) years, in accordance with the SUP Time Period Policy Guide.
 
Approval of a Plan for a Recycling Salvage Yard (Unlimited Outside Storage) on a property zoned Industrial District (IN) District.
 
Equipment and some material storage piles can be seen from the right-of-way. In addition, portions of the site are below the street level, making equipment and other materials more visible from certain areas along Hebron Drive. Additional fencing or landscaping height could be considered along these locations. However, the large piles of materials appear to be located towards the rear of the property, in keeping with the previous SUP Condition, which remains in the draft SUP Conditions.
BACKGROUND
In 2006, City Council approved a Specific Use Provision [S 06-15] to allow a Recycling Center [“Recycling Salvage Yard (unlimited outside storage)” as classified by the GDC] for a time period of fifteen (15) years. The applicant is requesting approval to allow the continued operation of the use on the subject property. 
SITE DATA
The subject property is developed with an approximately 3,200 square-foot building. The site contains approximately 2.718 acres with approximately 382 lineal feet of frontage along Hebron Drive.
USE OF PROPERTY UNDER CURRENT ZONING
The subject property is zoned Industrial (IN) District which provides for a wide range of industrial uses that are generally not compatible adjacent to residential neighborhoods, and 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 (IN) District also accommodates support services for industrial development such as office, commercial, personal and professional services, and limited retail activities. The Industrial (IN) District regulations are designed to ensure compatibility among the various uses allowed in the district, and to protect adjacent non-industrial development from potentially incompatible uses and conditions.
 
Recycling Salvage Yard (Unlimited Outside Storage) uses are allowed in the Industrial (IN) District by Specific Use Provision (SUP) only. The GDC differentiates between “Recycling Collection Centers”, which are indoor facilities, and “Recycling Salvage Yards (unlimited outside storage)” which include outdoor storage of materials. In 2006, a Specific Use Provision [S 06-15] was approved for the Recycling Salvage Yard for a period of fifteen (15) years.
CONSIDERATIONS
Specific Use Provision
  1. The applicant proposes to continue the Recycling Salvage Yard use within an existing 3,200 square-foot building. The facility would operate Monday through Friday, from 8:00 a.m. to 5:00 p.m. and Saturday, from 8:00 a.m. to 12:00 pm. 
     
  2. Recycling Salvage Yard Special Standards per GDC:
    1. The recycling salvage yard must be attended during all hours of business or collection.
    2. 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.
    3. All processing operations (such as, crushing, bundling, or palletizing) must occur within a building or within an outside storage yard.
    4. 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). The building is setback into the property. The existing approved screening is well-maintained with an existing eight (8) foot metal fence with landscaping along the property line.
    5. 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. All vehicle circulation is on-site with no traffic interference of Hebron Drive. 
       
  3. 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:
    1. 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 contends that the piles of materials are kept at the back half of the property and equipment is kept towards the front. There is a previous SUP condition stating that outdoor storage shall be placed on the back portion of the property away from the public view; this condition remains in the draft SUP Conditions. 
       
  4. The site plan (Exhibit C) shows existing pavement and six (6) parking spaces on the overall site, meeting GDC parking requirements. 
     
  5. Neither a building expansion nor a parking lot expansion is being proposed with this request. Landscaping and screening currently exist on the site. 
     
  6. Signage is existing and no changes to signs are proposed with this application. 
     
  7. The applicant is requesting approval of the Specific Use Provision extension for a period of twenty-five (25) years, which aligns with the SUP Time Period Guide.
COMPREHENSIVE PLAN
The Future Land Use Map of the Envision Garland Plan recommends Business Center for the subject property. Business centers provide a cluster of business offices and/or low impact industry, including campus-type development, that cumulatively employ large numbers of people. Operations within this development type occur internal to buildings resulting in minimal negative impacts (sound, air, traffic, outdoor lighting, storage, etc.) and are compatible with adjacent development types in architecture, character, scale, and intensity. Business 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, including compatible residential uses, that support the business employment sector.

This use is compatible with the surrounding area and the Comprehensive Plan.
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES
The subject site is surrounded by properties that are primarily zoned Industrial (IN) District. Further south is zoned Planned Development (PD) 86-90 District and is developed with single-family detached homes. However, the nearest of the single-family homes is approximately eight hundred thirty feet (830) away from the recycling center and there are existing trees, a creek, and vacant land, creating a buffer between the uses. The property to the west and north are zoned Industrial (IN) District and are developed with self-storage and gas company uses. The property to the east is zoned Industrial (IN) District and is currently undeveloped.  Further to the east is a City of Garland Recycling Center and Transfer Station and administrative offices for the Environmental Waste Services Department.  
Attachments
Z 21-22 Randall T. Wilson (Specific Use Provision) Attachments
Z 21-22 Randall T. Wilson Responses
Z 21-22 Staff Presentation

  

    

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