Title
Public Hearing and Action on an Industrial I-1R District Site Plan for 2500 Eastbrook Drive on Lot 1 (Excluding Lot H-1) and Lot 6, Block 2, Insbrook Park Addition (CRC Global Solutions).
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Summary:
The applicant is seeking approval of a site plan in an I-1R District to allow for the construction of six (6) bins to store fully processed soybean seed. The project also includes the installation of two (2) separate bins for a delivery system. The ordinance requires Planning Commission review and City Council approval for all proposed uses in an I-1R District.
Background:
The 35 acre property is located on the west side of I-29 and is part of the entry way corridor. The purpose of the I-1R District is to allow for aesthetically pleasing development along major arterials and highly visible areas and protect gateways to the community. Historically, the land and structures were used as a regional distribution center for Coast to Coast stores. CRC Global Solutions has used the property for the past ten (10) years to provide warehouse services to companies. There are two (2) existing buildings on the property. The larger building was constructed in 1977. The City approved a site plan for the hoop structure in 2004.
The bins will provide storage for fully processed soybean seeds. The bins will be 44 feet in height which is approximately the same height as the hoop structure. The bins will be used for storage of a finished product only and the use will be significantly less intensive than a typical grain terminal. The turnover of seed will be relatively low causing slight increase in truck traffic. The existing streets and infrastructure are adequate to serve the proposed project.
The applicant met with the Development Review Team (DRT) on August 23, 2018 to discuss the project. The intensity of the use, screening measures, utilities, drainage, access and other factors were discussed. The I-1R District requires a minimum of 10 trees per acre. In this case, 350 trees are required due to the large size of the parcel. There are currently about 100 existing trees and a hedge on the property. The applicant is proposing to add a total of 28 trees to provide screening from surrounding businesses and the I-29 corridor. The Planning Commission and City Council may authorize a waiver from the number of required trees. The proposed site plan meets all the other requirements of the I-1R District.
Findings of Fact:
1. The applicant is requesting a waiver from the required number of trees.
Staff Recommendation:
The Development Review Team recommends approval of the I-1R Site Plan with the following condition:
1. The proposed trees shall be strategically placed as shown on the landscape plan, have at least a three (3) inch caliper at time of planting, and be of at least three (3) different varieties as approved by the Parks, Recreation and Forestry Director.
City Engineer’s Comments:
A drainage plan is required if the bins on the west side of the parking lot are installed where they are shown on the proposed site plan. However, I recommend that the bins on the west side of the parking lot be placed where there is existing asphalt so the impervious area does not increase and a drainage plan would not be required in that case.
Planning Commission Recommendation:
The Planning Commission voted 5-1 to recommend approval of the I-1R Site Plan.
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Attachments:
Notice
09-04-2018 Planning Commission Minutes
Applicant Letter
Aerial Map
Site Plan
Landscape Plan
Drawings - Multi-Bin Bulk Loadout System
Drawings - 2 Bin Bulk Soybean Delivery System
Development Review Team Notes