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HomeMy WebLinkAbout2013.09.24_Board of Adjustment AgendaPUBLIC NOTICE OF THE MEETING OF THE OWASSO BOARD OF ADJUSTMENT TYPE OF MEETING: DATE: TIME: PLACE: Regular September 24, 2013 6:00 PM Old Central, 109 North Birch NOTICE FILED BY: Marsha Hensley TITLE: Assistant City Planner Filed in the office of the Owasso City Clerk and posted at the north entrance to City Hall at 2:00 PM on the 18a` day of September, 2013. OAS- G��—Na ,A=& Marsha Hensley, Assistant City PAumer OWASSO BOARD OF ADJUSTMENT Tuesday, September 24, 2013, 6:00 PM Old Central, 109 N. Birch AGENDA Call to Order 2. Roll Call 3. Approval of Minutes from the February 26, 2013 Regular Meeting. BOARD OF ADJUSTMENT PUBLIC HEARING 4. OBOA 13 -03 — Special Exception - Consideration and appropriate action related to a request for approval of a special exception to allow the use of a light duty machine shop in a district zoned CG (Commercial General). The property is located at 11212 & 11120 E. 112 St. No., Lot 26 & Lot 27 of Hale Acres, Owasso, Oklahoma. 5. Other Business 6. Adjournment 0 ut Limits_ ...removing obstacles standing in the way of people celebrate ng their lives. NOTICE OF A HEARING BEFORE THE BOARD OF ADJUSTMENT OF THE CITY OF OWASSO, OKLAHOMA. Case Number OBOA -13 -03 Notice is hereby given that a public hearing will be held before the Owasso Board of Adjustment in the Owasso Old Central, 109 North Birch, Owasso, Oklahoma at 6:00 PM on the 20 day of September, 2013. At that time and place the Owasso Board of Adjustment will consider a request for a SPECIAL EXCEPTION from Kathryn Herwig on behalf of Advanced Plastics, Inc., to allow the use of a light duty machine shop in a district zoned CG (Commercial General) located on Lot 26 and Lot 27 of Hale Acres (1102 East 112 Street North) Owasso, Oklahoma. All persons interested in the above mentioned matter are hereby notified to be present at the above mentioned time and place in order to present their arguments for or against same. Information and maps showing the property location may be inspected in the Community Development Department, 111 N. Main Street, Owasso, Oklahoma, 74055, or by calling 376 -1500. Dated at Owasso, Oklahoma, this 5s' day of September, 2013. Marsha Hensley Assistant City Planner 111 N. Main (918) 376 -1500 P.O. Box 180 City of Owasso FAX (918) 376 -1551 Owasso, Oklahoma 74055 A City of Character www. cityofowasso.com A 000 The City Wit out Limits. SUBJECT: Board of Adjustment Special Exception Request TO: Owasso Board of Adjustment FROM: Karl A. Fritschen AICP, RLA Chief Urban and Long Range Planner CASE: OBOA 13 -03 DATE: September 24, 2013 BACKGROUND: Subject property is located at 11120 E. 112th St. North on the west side of Garnett Road.. In 1982 the City of Owasso Board of Adjustment approved OBOA -40 on Lot 26, Block 4, of Hale Acres for a Special Exception allowing the operation of a light manufacturing business in a commercial general district. The business that granted the Special Exception continues to operate today manufacturing precision plastic components primarily for civilian and military aircraft. The company has reached a point where they need to expand and as such have options to purchase the existing building to the east of the current business location. In order to expand their business east towards Garnett a Special Exception is required, The applicant has submitted a request for a Special Exception to allow the expansion of the current business operating under the Special Exception granted in 1982. At this time no new buildings are proposed as part of this request, only the use of the existing building on the property to the east which is Lot 27, Block 4 of Hale Acres. LOCATION: Lot 27, Block 4, Hale Acres Addition 11120 E. 1 12th St. North, approximately Yz mile south of 116th St. North SIZE OF LOT: 2.80 acres (122,093.63 SF) EXISTING LAND USE: Commercial (Storage) SURROUNDING LAND USE: Direction Zoning Use Land Use Plan Jurisdiction CG North (Commercial Commercial Commercial City of General Owasso South AG (Agricultural) Residential Residential Tulsa County East AG(Ag(cultural) Residential Transitional Tulsa County West RS -1 (Residential Residential Residential City of Single Family) Owasso PRESENT ZONING: CG (Commercial General) - Owasso APPROVAL PROCESS "The Board of Adjustment shall hold the public hearing and, upon the concurring vote of three members, may grant the Special Exception after finding that the Special Exception will be in harmony with the spirit and intent of the code, and will not be injurious to the neighborhood or otherwise detrimental to the public welfare. Provided that the Board in granting a Special Exception shall prescribe appropriate conditions and safeguards, and may require such evidence and guarantee or bonds as it may deem necessary to enforce compliance with the conditions attached. " - Section 1480.4 Owasso Zoning Code. ANALYSIS: The applicant desires to expand their business operations to an existing building east of their current location. In order to accomplish this, a Special Exception must be approved by the Board of Adjustment allowing expansion of the non - conforming use. Rezoning of the property to Light Industrial (IL) would make the use conforming; however, staff feels that this would open the door to less desirable business adjacent -to the residential area should the applicant cease operations or relocate. The Special Exception still allows some level of control over the current use on the property. The property remains zoned Commercial General (CG) as it was in 1982 and the applicant indicated that no change in business operation is to occur with this expansion and the company will perform the same type of work. Additionally, all the conditions imposed under the Special Exception approved in 1982 will continue to apply (See attachment). Further, it was explained to the applicant that any future expansion involving the construction of a new building or parking lots will be required to follow all current building and developing codes, including but not limited to landscaping, stormwater controls, paving of all parking areas and driveways, etc. The applicant furnished a sketch illustrating how delivery trucks will enter and leave the site. Currently, these trucks have had issues negotiating the turning radius on the current property and as such have been force to make 3 point turns in order to exit the property. With the planned expansion to the east, the trucks will be able to utilize N Garnett Rd for ingress and egress rather than the smaller streets of the Hale Acres Addition. Letters were mailed to all property owners within three - hundred (300) feet of the subject property and the request was advertised in the Owasso Reporter. Staff received no objections concerning OBOA 13 -03. Staff concludes that the Special Exception request will not adversely impact the neighborhood to the west and will not impact public safety and the welfare of the community. The expansion is also moving away from the neighborhood not towards it. Granting the Special Exception also allows some measure of control of the use on the property, rather than rezoning it to IL, which would allow all uses under that zoning district. RECOMMENDATION: Staff recommends approval of OBOA 13 -03 subject to the following: 1. All conditions imposed under the Special Exception approved in 1982 continue to apply. 2. Any future expansion requiring the construction of new buildings shall applicable building and development codes current at that time. ATTACHMENTS: 1. General area map 2. Aerial map 3. Letter from the applicant with 1982 conditions 4. Applicant graphic 5. Copy of Legal Notice (OBOA -40) shall be subject to all A m V. k K � / � ® ) � cu tu \ eu k 2 / / § E C� )) >E ({ $ 0 // \ E 7{ \i \\ / \ I- � \\ © �m > g O �a .o ai ;r i YA y�q � We are currently operating under a light manufacturing Special Exception, given to us in 1982 by the Owasso Board of Adjustment on Lot 26, Block 4, of Hale Acres. At that time we received a permit to use Unit 24 light manufacturing in a CGComrnercial district. We operate a precision light duty machine shop on the existing property. All work is done inside the facility with no adverse effect on the residential community located nearby. We built our first building in 1982 and we currently rent a building owned by J.W. Hale, Jr. and Wilma Hale. We have an agreement to purchase the rental property from Mr. & Mrs. Hale and it is legally described as Lot 27 Block 4 of Hale Acres. We are requesting that both lots have Special Exception zoning to light industrial so that we can continue to carry on business where we currently have 37 employees. If the Board grants the Special Exception we agree to the continued safeguards required in the 1982 approval which included the following; 1) Have all buildings and improvements conform to the bulk and area requirements of a CG district. 2) Locate all equipment, material, products, etc. on the business inside the building. 3) Conduct all machine shop activities inside the closed buildings to reduce or eliminate adverse effects of noise of the machine shop use. 4) Locate all drives and parking spaces for employees, delivery vehicles, and customers on the lot (off the street right -of -way). 5) Locate an opaque screening fence along the west and south property lines abutting the residential areas. 6) Locate exterior lighting so that it shines away from the abutting residences. 7) Locate the building and parking areas to the east side of the lot from residential areas. 8) Any future expansion of the machine shop use would be treated as a separate BOA application to be decided on its own merits. If the Board grants the exception and we obtain the adjacent Lot 27, B4, of Hale Acres from Mr. & Mrs. Hale, we intend to improve the existing trick delivery process to our offices by enlarging the driveway where the delivery trucks unload our deliveries. AUG 19 2013 I I I I I i I I I I I I I I xl gl x �I 8 � arva maaliwa \ agora TVw a %eel %,B1 ALSD3 \. a I t 3wv 19V3 Hin N I I lU I i I p 1 N Oe `5-OM d CON uU C"'t z Q N Y � d N r W�m 0 � P W a e d Y � � m m ww� Q 8 � arva maaliwa \ agora TVw a %eel %,B1 ALSD3 \. N Oe `5-OM d CON uU C"'t z Q N Y � d N r W�m 0 � P W a e d Y � � m m ww� Q -o m A f N� X N y 36� Ul � N N n m m � IO (P I 1 I 711 m m 1) � I D (l I c N 0 Z I I M rn D 70 GN z I I I I 1 1 I I 1 n 40'X lee' METAL N NEW?�UCK -F_LaU RECEIVED AUG 19 2013 BY:! '