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7. A.
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| Board of Adjustment |
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| SUBMISSION DATA: |
REQUESTED CONDITIONAL USE:
Conditional use to allow for a salvage yard.
RELEVANT AUTHORITY:
Land Development Code of Escambia County, Florida (Ordinance 96-3 as amended), Section:3-2.11(c)(5).c
c. Salvage yards not otherwise requiring approval as solid waste processing facilities.
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| CRITERION (a) |
General compatibility. The proposed use can be conducted and operated in a manner that is compatible with adjacent properties and other properties in the immediate area.
FINDINGS-OF-FACT
The adjacent property to the south is zoned HC/LI with an existing business that has outside storage and the adjacent property to the east is unimproved right-of-way. To the north the property is zoned MDR and is vacant. Furthermore, the proposed use would have to be reviewed and approved through the Site Plan Review Process. |
| CRITERION (b) |
Facilities and services. Public facilities and services, especially those with adopted levels of service, will be available, will provide adequate capacity to serve the proposed use consistent with capacity requirements.
FINDINGS-OF-FACT
The applicant has stated that water, electric and sewer facilities are presently used on the adjacent property to the south with adequate capacity to serve the use of any expansion to the subject property. All the following facilities and services would still need to be reviewed and approved through the Site Plan Review Process. |
| CRITERION (c) |
On-site circulation. Ingress to and egress from the site and its structures will be sufficient, particularly regarding vehicle and pedestrian safety and convenience, efficient traffic flow and control, on-site parking and loading, and emergency vehicle access.
FINDINGS-OF-FACT
It appears there are two driveways to the site along Blue Angel Parkway. A site plan was has been submitted during the site plan pre-application process. The county would relying on Florida Department of Transportation for comments since Blue Angel Parkway is a State roadway for ingress and egress access. There are no measurements at this time particularly regarding vehicle and pedestrian safety and convenience efficient traffic flow and control, on-site parking and loading, and emergency vehicle access, these will be reviewed during the Site Plan Review process. |
| CRITERION (d) |
Nuisances and hazards. The scale, intensity, and operation of the use will not generate unreasonable noise, glare, dust, smoke, odor, vibration, electrical interference, or other nuisances or hazards for adjoining properties and other properties in the immediate area.
FINDINGS-OF-FACT
The site is surrounded by vacant land, right-of-way with a similar use or intensity to the south. No nuisances and hazards appear to effect the surrounding uses at this time. The avoidance of nuisances and hazards to the adjacent properties and properties in the immediate area will be evaluated during the Site Plan Review process. |
| CRITERION (e) |
Solid waste. All on site solid waste containers will be appropriately located for functional access, limited off-site visibility and minimal odor and other nuisance impacts.
FINDINGS-OF-FACT
The applicant states solid waste service is available for eh subject property, however, it is not anticipated to a need for at this time for the proposed use. This will be further evaluated during the Site Plan Review Process.
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| CRITERION (f) |
Screening and buffering. Where not otherwise required by the LDC, screening and buffering will be provided if appropriate to the proposed use and site.
FINDINGS OF FACT
The project will need to be approved through the Site Plan Review Process and meet the following Design Manual (DSM) criteria.
DSM 2-2 Landscape areas and quantities.
2-2.1 Parcel total. No parcel shall provide less than 15 percent landscape area, regardless of the minimum pervious lot coverage required by the applicable zoning district. On-site permeable retention/detention ponds and permeable swales qualify as landscape area if their maximum depths are no more than three feet and their side slopes are no steeper than 2:1 (horizontal to vertical).
2-2.3 Buffers. Based on broad land use categories, where a proposed new use or expanding existing use is likely to adversely impact an adjoining use, a landscape buffer is required to minimize or eliminate those impacts. The buffer shall protect the lower intensity use from the higher intensity use and provide an aesthetically attractive barrier between the uses. It shall function to reduce or eliminate incompatibility between uses such that the long-term continuation of either use is not threatened by impacts from the other. Buffers shall be provided according to the following standards:
- Required by use. The character of adjoining land uses primarily determines the type of buffering required.
1. Residential and non-residential. All residential uses shall be buffered from all non-residential uses, other than passive recreation, conservation, or agricultural uses, according to the buffer types established in this section and following non-residential categories:
a. Heavy commercial and industrial. Heavy commercial and industrial uses consistent with the Heavy Commercial and Light Industrial (HC/LI) and Industrial (Ind) zoning districts shall provide a Type-C buffer supplemented with an opaque fence or wall. |
| CRITERION (g) |
Signs and lighting. All exterior signs and lights, whether attached or freestanding, will be compatible with adjoining properties and other properties in the immediate area, especially regarding glare and traffic safety.
FINDINGS OF FACT
The applicant did not intend to have a sign or exterior lights on the property at this time, however during the Site Plan review process both the sign and exterior lights will be address. |
| CRITERION (h) |
Site characteristics. The size, shape, location and topography of the site appear adequate to accommodate the proposed use, including setbacks, intensity, bulk, height, open space and aesthetic considerations.
FINDINGS OF FACT
Based on the applicant's submitted plan for Development Review pre-application the size, shape and location of the parcel will accommodate the proposed use. |
| CRITERION (i) |
Use requirements. The proposed use complies with any additional conditional use requirements of the applicable zoning district, use, or other provisions of the LDC.
FINDINGS OF FACT
Based on the applicants submitted preapplication site plan for development review, the proposed can meet all of the following criteria to use the property as a salvage yard with the completion of an Development Order. |
| STAFF FINDINGS |
| Staff recommends approval of the Conditional Use to allow for further review through the Development Review Process in order to receive a Development Order. |
| BOA DECISION |
| The Board adopted Staff's Findings of Fact and approved the Conditional Use. |
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