2014_05.06 BOA/BBA Packet*** NOTE: Pursuant to Section 551.071, Texas Government Code, the Board of Adjustment
reserves the right to adjourn into Executive Session at any time during the regular session to
seek legal advice from the City Attorney on any item posted on the agenda or regarding matters
authorized by Section 551.071.
BOARD OF ADJUSTMENT & BUILDING BOARD OF APPEALS
AGENDA
REGULAR MEETING
May 6, 2014
CITY HALL COUNCIL CHAMBERS, 405 MUNICIPAL DRIVE
REGULAR SESSION - 7:00 PM
I. CALL TO ORDER
II. ROLL CALL
III. SWEARING IN OF SPEAKERS
IV. MINUTES APPROVAL
A. Review and consider approval of minutes from the March 4, 2014 regular meeting
V. VISITOR/CITIZENS FORUM
At this time, any person with business before the Board of Adjustment not scheduled on the Agenda may
speak to the Board, provided that an official ‘Speaker’s Request Form’ has been completed and submitted
to the Board Secretary prior to the start of the meeting. All comments must be directed towards the Chair,
rather than individual board members or staff. All speakers must limit their comments to the subject matter
as listed on the ‘Speaker’s Request Form.’ No formal action can be taken on these items.
VI. REGULAR ITEMS
A. Case # BOA 14-02 to receive comments and consider action on a request by Ron Sturgeon for a
Special Exception to the City Code Section17-421 Schedule of uses and off-street parking
requirements , to allow an auto salvage yard in an “I” Industrial zoning district at 1206 and 1208 E
Kennedale Pkwy, more particularly described as Kennedale Business Park Block 1 Lot 1R1 and
Greenleaf Addition Block 1 Lot 1.
1.Staff Presentation
2.Applicant Presentation
3.Public Hearing
4.Applicant Response
5.Staff Response and Summary
6.Action by the Board of Adjustment
B. Case # BOA 14-03 to hold a public hearing and consider a request by Jose Jaime for a Special
Exception to the City Code Section17-421 Schedule of uses and off-street parking requirements, to
allow an auto salvage yard in an “I” Industrial zoning district at 6940 E Kennedale Pkwy, more
particularly described as W H Hudson Addn Block Lot 1.
1. Staff Presentation
2. Applicant Presentation
3. Public Hearing
4. Applicant Response
5. Staff Response and Summary
6. Action by the Board of Adjustment
C. Case # BOA 14-04 to hold a public hearing and consider a request by Jerry Coyel for a Special
Exception to the City Code Section 17-421 Schedule of uses and off-street parking requirements , to
allow an auto salvage yard in an “I” Industrial zoning district at 7001, 7003 & 7015 E Kennedale Pkwy,
more particularly described as Wade H Hudson Survey A 716 Tr 3B03, 3B3, 3B3A, 3B04, & 3B05A.
1. Staff Presentation
2. Applicant Presentation
3. Public Hearing
4. Applicant Response
5. Staff Response and Summary
6. Action by the Board of Adjustment
D. Case # BOA 14-05 to hold a public hearing and consider a request by Bowerman Oil & Gas for a
Special Exception to the City Code Section 17-421 Schedule of uses and off-street parking
requirements , to allow for farm/ranch use (livestock) in “R-3” Single Family Residential at 1437 Swiney
Hiett Rd, legal description of C. C. Swiney Subdivision, being a portion of Lot 8, being all of a tract of
land described in deed to Charles Blish, recorded in Vol. 8794 p. 2303, D.R.T.C
1. Staff Presentation
2. Applicant Presentation
3. Public Hearing
4. Applicant Response
5. Staff Response and Summary
6. Action by the Board of Adjustment
VII. REPORTS/ANNOUNCEMENTS
VIII. ADJOURNMENT
In compliance with the Americans with Disabilities Act, the City of Kennedale will provide for reasonable
accommodations for persons attending City Council meetings. This building is wheelchair accessible, and
parking spaces for disabled citizens are available. Requests for sign interpreter services must be made
forty-eight (48) hours prior to the meetings. Please contact Amethyst Cirmo, City Secretary, at
817.985.2104 or (TDD) 1.800.735.2989
CERTIFICATION
I certify that a copy of the May 6, 2014, Board of Adjustment & Building Board of Appeals agenda was posted on the City Hall
bulletin board next to the main entrance of the City Hall building, 405 Municipal Drive, of the City of Kennedale, Texas, in a place
convenient and readily accessible to the general public at all times and said agenda was posted at least 72 hours preceding the
schedule time of said meeting, in accordance with Chapter 551 of the Texas Government Code.
________________________
Rachel Roberts, Board Secretary
Staff Report to the Board of Directors
Date: May 6, 2014
Agenda Item No: MINUTES APPROVAL - A.
I. Subject:
Review and consider approval of minutes from the March 4, 2014 regular meeting
II. Originated by:
III. Summary:
Minutes from the March 4th meeting are attached to this message for your review.
IV. Recommendation:
V. Alternative Actions:
VI. Attachments:
1.03.04.2014 BOA minutes 03.04.2014 BOA minutes.doc
BOARD OF ADJUSTMENT & BUILDING BOARD OF APPEALS
MINUTES
REGULAR MEETING
March 4, 2014
CITY HALL COUNCIL CHAMBERS, 405 MUNICIPAL DRIVE
I. CALL TO ORDER
Chairman Adams called the meeting to order at 7:00 P.M.
II. ROLL CALL
Rachel Roberts called roll.
Present?Commissioner
x Rick Adams
x Brian Cassady
x Jeff Madrid
x Pat Vader
Absent Martin Young
Alternates
Absent Jeff Nevarez
Absent Lana Sather
Absent Richard West
A quorum was present.
Staff present: Rachel Roberts, planning director
III. SWEARING IN OF SPEAKERS
No one had registered to speak at the public hearing, so no one was sworn in at this time.
IV. MINUTES APPROVAL
A. Approval of minutes from the November 14, 2013 regular meeting, the January 29, 2014 new
member training, and the February 25, 2014 workshop
Mr. Madrid motioned to approve the minutes, seconded by Mr. Vader. The motion passed with all in
favor.
V. VISITOR/CITIZENS FORUM
No one registered to speak.
VI. REGULAR ITEMS
A. Case BOA 14-02 to receive comments and consider action on a request by Ron Sturgeon and
Randy Pool, manager at LKQ, for a Special Exception to the City Code Section17-421 Schedule of
uses and off-street parking requirements , to allow an auto salvage yard in an “I” Industrial zoning
district at 1206 and 1208 E Kennedale Pkwy, more particularly described as Kennedale Business
Park Block 1 Lot 1R1 and Greenleaf Addition Block 1 Lot 1.
Ms. Roberts said the applicants had requested a continuance until the board’s May 2014 meeting.
Mr. Vader said he would like to hear from the applicant why they were requesting a continuance. Ms.
Roberts swore in Mr. Bob Riley, who addressed the board on behalf of the applicants.
Mr. Riley said that to better prepare a response to the staff report, they would need at least one more
month, and part of their team would be out of town in April, so they were requesting the postponement
until May.
Mr. Vader asked if the applicants were looking for a longer period of time than recommended in the staff
report. Mr. Riley said that is something they would like the board to consider.
Mr. Vader asked why the landscaping was never done. Ms. Roberts said this wasn’t the only property not
in compliance with that problem.
Mr. Adams asked Ms. Roberts if, to her knowledge, the other requirements had been met. Ms. Roberts
said yes.
Mr. Vader motioned to accept the request for a continuance. Mr. Madrid seconded the motion. The
motion passed unanimously.
VII. REPORTS/ANNOUNCEMENTS
Ms. Roberts said that Art in the Park would be held April 4 th - 6 th .
VIII. ADJOURNMENT
Mr. Madrid motioned to adjourn, seconded by Mr. Cassady. The motion passed unanimously.
The meeting adjourned at 7:11 P.M.
Staff Report to the Board of Directors
1
Date: May 6, 2014
Agenda Item No: REGULAR ITEMS - A.
I. Subject:
Case # BOA 14-02 to receive comments and consider action on a request by Ron Sturgeon for a Special
Exception to the City Code Section17-421 Schedule of uses and off-street parking requirements , to allow an
auto salvage yard in an “I” Industrial zoning district at 1206 and 1208 E Kennedale Pkwy, more particularly
described as Kennedale Business Park Block 1 Lot 1R1 and Greenleaf Addition Block 1 Lot 1.
1.Staff Presentation
2.Applicant Presentation
3.Public Hearing
4.Applicant Response
5.Staff Response and Summary
6.Action by the Board of Adjustment
II. Originated by:
Rachel Roberts, City Planner
III. Summary:
BACKGROUND & OVERVIEW.
Applicant : Ron Sturgeon (property owner)
Location : 1206 and 1208 E Kennedale Pkwy; see map following this report
Zoning district : Industrial and Business 287 Overlay
Adjacent/surrounding uses : surrounding uses are primarily industrial , including other salvage yards, Speed
Fab-Crete, and an auto body repair shop, some vacant properties
The property has been home to salvage operations since at least 1994, when a special exception was
granted to Ron Sturgeon to operate a salvage yard for ten years, with conditions (listed on an attached page)
and subject to annual reviews. It was renewed in 2004 for an additional ten years, also with conditions. To the
knowledge of city inspection staff, all conditions have been met.
Since the special exceptions were granted originally, operations of the salvage yard were assumed by LKQ,
a company that operates salvage yards across the country. The property is still owned by Mr. Sturgeon.
STANDARDS FOR GRANTING A SPECIAL EXCEPTION.
No application for a special exception shall be granted by the board of adjustment unless the board finds
all of the required conditions are present. These six standards are listed in Section 17-422 of the Kennedale city
code and are addressed in the staff review section, below.
Section 17-422 also authorizes the board to add conditions as part of granting a special exception and to
require such evidence and written guarantees as the board may deem necessary as proof that the conditions
stipulated in connection with the exception are being and will be complied with.
STAFF REVIEW AND RECOMMENDATION.
The property is zoned Industrial, and surrounding uses are generally industrial in nature. The Future Land
Use Plan envisions this area will continue to be industrial in use but will transition to a more light industrial
character. The comprehensive plan describes the light industrial district as an area designated for the growth
and relocation of industrial uses that currently exist in Kennedale. This area could house small, “incubator” type
spaces for smaller business, as well as larger industrial complexes. The goal should be a tidier version of
Kennedale’s existing industrial area that will attract more high-value companies.
The City does not anticipate that the neighborhood will transition to a light industrial district in the
immediate future (that is, within the next three to five years). The Future Land Use Plan is part of the
comprehensive land use plan, a document that establishes a long-term vision for Kennedale. To fully
implement the plan across the entire city is expected to take about 10-20 years. For this reason, a salvage yard
that can meet the special exception standards for the area as it is now could be compatible with Kennedale’s
future plans on a short-term basis. However, since implementing the plan along Kennedale Parkway is a high
priority, a salvage yard on Kennedale Parkway may not meet the special exception standards on a long-term
basis. The section below outlines the staff's review of whether the requested use meets the standards for a
special exception.
(1) Will the establishment, maintenance or operation of the use be materially detrimental to or endanger the
public health, safety, morals or general welfare?
Due to the nature of the materials and processes involved in operating a salvage yard, such uses can be
detrimental to the public health, safety, or general welfare, but salvage yards can be also be run in a way that
does not negatively affect public health, safety, or general welfare. Staff does not believe the yard run by LKQ
is posing a threat to general welfare or public health or safety at this time. Most of the uses surrounding it are
also industrial in nature and do not have large numbers of employees who could be subject to potential
negative effects of the salvage yard. Moreover, LKQ appears to be a well-run operation and has a national
reputation, and staff does not believe public health, safety, and general welfare of the employees on site or at
surrounding businesses are in danger at this time (there are no residential subdivisions in the immediate
vicinity).
We have received no complaints about LKQ concerning noise, lighting, air quality, traffic, or other
elements of land use that may affect health, safety, or general welfare. In addition, staff has not observed any
aspects of the operations at the site that would raise concerns about the operator's ability to meet this
standard.
Staff considers the requested use to meet this standard for a special exception at this time.
(2) Will the uses, values and enjoyment of other property in the neighborhood for purposes already
permitted be in any foreseeable manner substantially impaired or diminished by the establishment,
maintenance or operation of the use for which a special exception is requested?
A number of the uses already permitted in the neighborhood are industrial in nature and would not be
substantially impaired or diminished by the continuation of LKQ's operation. Many commercial and retail uses
are permitted in the Industrial zoning district, and such uses may be reluctant to be located near a salvage yard.
But with that said, this neighborhood is unlikely to attract many such uses at this time or within the next few
years, regardless of whether LKQ continues operations. Staff does expect to see a transition to more
commercial or light industrial uses as the comprehensive plan is implemented, but for now, a salvage yard will
not substantially impair or diminish the use or enjoyment of property in the neighborhood for uses already
permitted.
Staff considers the requested use to meet this standard for a special exception at this time.
(3) Will the establishment of the use significantly impede the normal and orderly development and
improvement of the surrounding property for uses permitted in the district?
At the present time, this salvage yard will not impede the normal and orderly development and improvement
of the surrounding property for other industrial uses already permitted in the district, for reasons noted under
standard (2). Kennedale Pkwy is one of the first priorities for implementing the Future Land Use Plan, and less
intensive uses may be reluctant to open next to or near a salvage yard, and in fact, the City’s economic
development staff has found that the presence of salvage yards in Kennedale have been a deterrent for some
businesses they have approached. However, staff does not anticipate that this area will attract many lighter
uses over the next several years, even if this business were to cease operations. Therefore, a short-term
renewal of the special exception is not expected to impede the normal and orderly development of
surrounding property.
Staff considers the requested use to meet this standard for a special exception at this time.
(4) Have adequate utilities, access roads, drainage and other necessary site improvements been (or will be)
provided?
Adequate utilities, access roads, drainage, and other necessary site improvements have been provided.
Staff considers the requested use to meet this standard for a special exception.
(5) Have adequate measures been taken or will be taken to provide ingress or egress so designed as to
minimize traffic congestion in the public streets?
Staff considers the ingress and egress facilities already provided by the use to meet this standard for a
special exception.
(6) Does the use conform to all applicable area, yard, height, lot coverage, building size and exterior
requirements and parking space regulations of the district in which it is located?
The Industrial zoning district does not have a minimum requirement for lot area or building size and has no
masonry requirement. The existing structures do not exceed the maximum permitted lot coverage of 60% and
do not exceed the height limit of 45 feet. The property has existing structures, and no new buildings are
proposed as part of this special exception request. Any new buildings proposed for the site would be required
to meet yard requirements for the Industrial zoning district. The amount of parking provided for this use is
sufficient.
Staff considers the use to meet this standard for a special exception.
Staff recommendation.
The operations on site meet the standards for a special exception at this time. In addition, staff considers
LKQ to meet a high standard for this kind of business. It serves as a good example for similar businesses in
Kennedale of how a salvage yard should be operated. Staff recommends granting a renewal of the special
exception with an expiration date and no option for renewal. Because the City expects the vision set out in the
comprehensive plan to be implemented in this area over the five - ten years, staff recommends the special
exception expiration date be set for a similar time frame, with a minimum of five years . LKQ serves as a good
example for how this kind of business can lessen its impact on surrounding properties, so the board may want
to consider renewing the special exception for longer than five years. Staff would consider a renewal for this
property for a period longer than five years to still meet the standards for a special exception. However, please
note that a renewal for a period longer than expected to implement the comprehensive plan in this area could
hinder the normal and orderly development of surrounding properties for non-heavy industrial uses already
permitted in the district, and for the transition to uses envisioned in the comprehensive plan. Staff therefore
recommends granting a renewal of the special exception for a period of time that will not interfere with
achieving the City's long-term vision, with no renewal after that period has ended, and with the following
conditions .
1. The operator of the salvage yard shall be required to maintain the landscaping from the front of the building
to the curb. If the business were to close for any reason, the property owner shall be required to maintain the
landscaping.
2. Effective the first day after the special exception expires, the operator or the property owner shall begin
cleanup of the property in a reasonable manner that will provide for the complete removal of all automobile
parts, recycling products, scrap metal, junk, trash, debris, and other waste material, and any storage materials
used for storing parts or equipment outdoors, with the cleanup to be completed within six months after the
special exception expires. The property shall be left in a neat and presentable condition and not in violation of
any City ordinances.
BOARD ACTION ON CASE 14-02.
The board can approve the request, deny the request, or approve it with conditions.
You may also postpone/continue the case until a later date, but you must specify when the case will be
continued.
If you approve or deny the request, your motion should state why you are doing so (i.e., it meets all
standards for a special exception, it doesn’t meet the standard concerning …).
Sample motions are provided below for your reference; please note that you are not required to use one of the
sample motions.
APPROVE WITHOUT CONDITIONS
I find that the use meets the standards and requirements for a special exception and make a motion to grant
the request.
APPROVE WITH CONDITIONS
I find that the use will meet the standards for a special exception with the addition of conditions to secure
compliance with the standards and requirements of Section 17-422 of the city code and make a motion to
approve the request for a special exception for a period of [specify time frame], with the following conditions...
DENY
I find that the use does not meet the standards and requirements for receiving a special exception and make a
motion to deny the request for a special exception.
IV. Recommendation:
Approve with conditions
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Special exception conditions, 1206 and 1208 E Kennedale Pkwy
Conditions applied to special exception expiring in 2004:
1.Limited to strictly to the storage of automobiles -- no stacking.
2.No egress from the property onto 287 from the location of storage of automobiles.
3.The minimum requirements of the current zoning/287 overlay [shall] be met.
4.A buffer zone in front of the fenced area in the front of the property -- landscaping material and/or trees.
5.Adequate space at the front of the lot location for a desired tenant to be evaluated by staff.
6.The time frame to a 10 year time frame with a one year, or annual, review for compliance by staff with
recommendations for approval or disapproval. In the event staff gives the recommendation of non-
compliance, the applicant will be required to re-apply.
7.An adequate topping material is to be installed on the premises.
Conditions applied to special exception expiring in 2014:
1.All outside storage must continue to be screened from public view.
2.All outside storage must be positioned and/or set back at least 50 feet from the right-of-way.
3.Outside storage cannot be stacked above the screening fence.
4.No advertising can be painted or attached to the screening fence.
5.All salvage and/or parts must continue to be stored on a hard surface.
6.The location must comply with all Business 287 Overlay District requirements, including landscaping,
when Business 287 is widened.
7.The covered storage area that extends into the 287 Overlay setback must be removed within three (3)
months.
8.All maintenance, repair, installation of parts, storage, repair, and parts must take place behind the
screening fence.
Staff Report to the Board of Directors
Date: May 6, 2014
Agenda Item No: REGULAR ITEMS - B.
I. Subject:
Case # BOA 14-03 to hold a public hearing and consider a request by Jose Jaime for a Special Exception to the
City Code Section17-421 Schedule of uses and off-street parking requirements, to allow an auto salvage yard in
an “I” Industrial zoning district at 6940 E Kennedale Pkwy, more particularly described as W H Hudson Addn
Block Lot 1.
1. Staff Presentation
2. Applicant Presentation
3. Public Hearing
4. Applicant Response
5. Staff Response and Summary
6. Action by the Board of Adjustment
II. Originated by:
Rachel Roberts, City Planner
III. Summary:
BACKGROUND & OVERVIEW.
Applicant : Jose Jaime (AB's 1 Auto Parts)
Location : 6940 E Kennedale Pkwy
Zoning district : Industrial and Business 287 Overlay
Adjacent/surrounding uses : salvage and other auto-oriented uses (adjacent and across the street); feed store
(across the street); rail line (behind the site)
The property has been home to salvage operations since before 2002, when a special exception was granted
to Jose Jaime and Martin Marquez to operate a salvage yard for two years, with conditions (listed on an
attached page) and subject to annual reviews. It was renewed in 2004 for an additional ten years, also with
conditions. To the knowledge of City inspection staff, most of the conditions have been met. However, the
following conditions appears not to have been met:
A hard surface parking topping material must be used for parking and on the appropriate acreage for storage
of vehicles.
2
STANDARDS FOR GRANTING A SPECIAL EXCEPTION.
No application for a special exception shall be granted by the board of adjustment unless the board finds all
of the following required conditions are present. These six standards are listed in Section 17-422 of the
Kennedale city code and are addressed in the staff review section, below.
Section 17-422 also authorizes the board to add conditions as part of granting a special exception and to
require such evidence and written guarantees as the board may deem necessary as proof that the conditions
stipulated in connection with the special exception are being and will be complied with.
STAFF REVIEW AND RECOMMENDATION.
The property is zoned Industrial, and surrounding uses are generally industrial in nature. The Future Land
Use Plan envisions this area will continue to be industrial in use but will transition to a more light industrial
character. The comprehensive plan describes the light industrial district as an area designated for the growth
and relocation of industrial uses that currently exist in Kennedale. This area could house small, “incubator” type
spaces for smaller business, as well as larger industrial complexes. The goal should be a tidier version of
Kennedale’s existing industrial area that will attract more high-value companies.
The City does not anticipate that the neighborhood will transition to a light industrial district in the
immediate future (that is, within the next three to five years). The Future Land Use Plan is part of the
comprehensive land use plan, which establishes a long-term vision for the city. To fully implement the plan
across the entire city is expected to take about 10-20 years. For this reason, a salvage yard that can meet the
special exception standards for the area as it is now could be compatible with Kennedale’s future plans on a
short-term basis. However, since implementing the plan along Kennedale Parkway is a high priority, a salvage
yard on Kennedale Parkway may not meet the special exception standards on a long-term basis. The section
below outlines the staff's review of whether the requested use meets the standards for a special exception.
(1) Will the establishment, maintenance or operation of the use be materially detrimental to or endanger the
public health, safety, morals or general welfare?
Due to the nature of the materials and processes involved in operating a salvage yard, such uses can be
detrimental to the public health, safety, or general welfare. Whether a salvage yard is detrimental depends on
its location, surrounding uses, and how the business is operated. Most of the uses surrounding AB's are also
industrial and do not have large numbers of employees who could be subject to potential negative effects of
the salvage yard. In addition, current staff has received no complaints about AB's concerning noise, lighting,
air quality, traffic, or other elements of land use that may affect health, safety, or general welfare. However,
from a review of aerial photography, we have seen that AB's has been storing vehicles on grass or non-paved
surfaces, rather than on a hard surface parking material as required through the business's previous special
exception. Parking on non-paved surfaces is a concern from a storm water pollution perspective, in addition to
being a violation of the conditions of the previous special exception.
3
(2) Will the uses, values and enjoyment of other property in the neighborhood for purposes already
permitted be in any foreseeable manner substantially impaired or diminished by the establishment,
maintenance or operation of the use for which a special exception is requested?
A number of the uses already permitted in the neighborhood are industrial and would not be substantially
impaired or diminished by the continuation of this operation. However, many commercial and retail uses are
permitted in the Industrial zoning district, and such uses may be reluctant to be located near a salvage yard.
With that said, this neighborhood is unlikely to attract such uses at this time or over the next few years,
regardless of whether AB's continues its operations. Staff expects to see a transition to more commercial or
light industrial uses as the comprehensive plan is implemented, but for now, a salvage yard will not
substantially impair or diminish the use or enjoyment of property in the neighborhood for uses already
permitted.
Staff considers the requested use to meet this standard for a special exception at this time.
(3) Will the establishment of the use significantly impede the normal and orderly development and
improvement of the surrounding property for uses permitted in the district?
At the present time, this business will not impede the normal and orderly development and improvement of
the surrounding property for other industrial uses already permitted in the district. Kennedale Pkwy is one of
the first priorities for implementing the Future Land Use Plan, and less intensive uses may be reluctant to open
next to or near a salvage yard. However, as stated above, staff does not expect this area to attract many such
uses over the next few years, even if this business were to cease operations. Therefore, a short term renewal
of the special exception should not impede the normal and orderly development of surrounding property.
Staff considers the use to meet this standard for a special exception at this time.
(4) Have adequate utilities, access roads, drainage and other necessary site improvements been (or will be)
provided?
Adequate utilities, access roads, and drainage have been provided. However, the required parking for
vehicle storage has not been provided. In addition, staff has not been able to verify that the use meets the
TCEQ's storm water requirements. Businesses that have a storm water permit from TCEQ are supposed to
submit a copy of their permit and their storm water prevention plan to City staff, but staff has not received a
copy of the permit or of the plan.
Staff will consider the use to meet this standard for a special exception once the City has received a copy
of the business's storm water permit and plan.
(5) Have adequate measures been taken or will be taken to provide ingress or egress so designed as to
minimize traffic congestion in the public streets?
Adequate measures have been taken to provide ingress or egress so as to minimize traffic congestion in the
public streets.
4
Staff considers the use to meet this standard for a special exception at this time.
(6) Does the use conform to all applicable area, yard, height, lot coverage, building size and exterior
requirements and parking space regulations of the district in which it is located?
The Industrial zoning district does not have a minimum requirement for lot area or building size and has no
masonry requirement. Adequate parking for customers has been provided. In addition, AB's has built the new
structure required as a condition of receiving a previous special exception. The requirements for the Industrial
zoning district have been met, but as noted above, the parking requirement for vehicle storage has not been
met. Staff therefore does not consider the use to meet this standard for a special exception at this time.
Staff recommendation.
The applicant has made a sincere effort to meet most of the conditions of previous special exceptions,
including building a new structure. Staff therefore recommends granting a renewal of the special exception.
However, staff recommends granting the exception for a period of one year only , on the condition that the
parking for vehicle storage on a hard surface material be provided as originally required. If the applicant
provides the required hard surface for parking, and the other conditions continue to be met at the end of the
one-year period, staff recommends the applicant be eligible for a renewal of an additional four years, with no
renewals after that four-year period has ended. After that time, the continued operation of the salvage yard
could hinder the normal and orderly development of surrounding properties for non-heavy industrial uses
already permitted in the district and for the transition to uses envisioned in the comprehensive plan. Staff
further recommends the special exception be granted only with the additional following conditions.
1. The property owner shall be required to maintain the landscaping from the front of the building to the curb,
as required by city code.
2. The operator will submit to the City a copy of its storm water permit from the Texas Commission on
Environmental Quality and its storm water plan.
3. The special exception shall expire on May 31, 2015.
4. When the special exception expires, the applicant may apply for a renewal of the special exception for up to
four additional years, provided all vehicles have been stored on hard surface parking as previously required. If
the additional renewal is granted, then effective June 1, 2019, the operator or the property owner shall begin
cleanup of the property in a reasonable manner that will provide for the complete removal of all automobile
parts, recycling products, scrap metal, junk, trash, debris, and other waste material, and any storage materials
used for storing parts or equipment outdoors, by November 30, 2019. The property shall be left in a neat and
presentable condition and not in violation of any City ordinances. If the additional renewal is not granted, then
the operator or property owner shall begin cleanup effective June 1, 2015, to be completed by November 30,
2015.
BOARD ACTION ON CASE 14-03.
The board can approve the request, deny the request, or approve it with conditions.
You may also postpone/continue the case until a later date, but you must specify when the case will be
continued.
Whether you approve or deny the request, your motion should state why you are doing so (i.e., it
meets all standards for a special exception, it doesn’t meet the standard concerning …).
5
Sample motions are provided below for your reference; please note that you are not required to use one of
the sample motions.
APPROVE
I find that the use meets the standards and requirements for a special exception and make a motion to grant
the request.
APPROVE WITH CONDITIONS
I find that the use will meet the standards for a special exception with the addition of conditions to secure
compliance with the standards and requirements of Section 17-422 of the city cod, and I make a motion to
approve the request for a special exception for a period of [state time period], with the following conditions...
DENY
I find that the use does not meet the standards and requirements for receiving a special exception and make a
motion to deny the request for a special exception.
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Special exception conditions for 6940 E Kennedale Pkwy, Tract 3 of the Wade H. Hudson Survey, Abstract 716
Conditions applied to special exception expiring in 2004:
1. All city codes, Business 287 overlay ordinances, and Texas Transportation Code must be met.
2. A 50’ setback with proper screening is to be installed.
3. All screening must be uniform in vertical length and width compliant with current code, including being kept
in good repair, solid in nature, and painting in earth tone excluding rust color.
4. Parking area must be hard surface with no parking in the right-of-way.
5. All outside storage must be screened from the public view as well as the neighbors' view.
6. No vehicles, scrap, or other outside storage shall be stacked or placed above the screening wall or fence so
that it becomes visible by the public or neighboring property owners.
7. A hard surface parking topping material must be used for parking and on the appropriate acreage for
storage of vehicles.
8. When widening of Business 287 is complete, landscaping requirements of the overlay must be met.
9. Current building must be demolished and building permit for new structure be approved and construction of
the new facility commenced within three months of the approval of the special exception.
Conditions applied to special exception expiring in 2014:
1. All City Codes, Business 287 Overlay Ordinances, and Texas Transportation Code must be met.
2. A 50’ setback with proper screening is to be installed.
3. All screening must be uniform in vertical length and width compliant with current code including be kept in
good repair, solid in nature, painting in earth tone excluding rust color.
4. Parking area must be hard surface with no parking in right-of-way.
5. All outside storage must be screened from public view as well as that of neighbors view.
6. No vehicles, scrap, or other outside storage shall be stacked or placed above screening wall or fence so that
it becomes visible by public or neighboring property owners.
7. A hard surface parking topping material must be used for parking and on the appropriate acreage for
storage of vehicles.
8. When widening of Business 287 is complete, landscaping requirements of the overlay must be met. Current
building must be demolished and building permit for new structure be approved and construction of the new
facility commenced within three months of the approval of the special exception.
Staff Report to the Board of Directors
Date: May 6, 2014
Agenda Item No: REGULAR ITEMS - C.
I. Subject:
Case # BOA 14-04 to hold a public hearing and consider a request by Jerry Coyel for a Special Exception to the
City Code Section 17-421 Schedule of uses and off-street parking requirements , to allow an auto salvage yard in
an “I” Industrial zoning district at 7001, 7003 & 7015 E Kennedale Pkwy, more particularly described as Wade H
Hudson Survey A 716 Tracts 3B03, 3B3, 3B3A, 3B04, & 3B05A.
1. Staff Presentation
2. Applicant Presentation
3. Public Hearing
4. Applicant Response
5. Staff Response and Summary
6. Action by the Board of Adjustment
II. Originated by:
Rachel Roberts, City Planner
III. Summary:
BACKGROUND & OVERVIEW.
Applicant : Jerry Coyel (Apache Foreign Auto Salvage)
Location : 7001 East Kennedale Pkwy
Zoning district : Industrial, Business 287 Overlay
Adjacent/surrounding uses : feed store (adjacent); auto salvage (across Kennedale Pkwy); restaurant (nearby);
sheet metal fabrication (behind); Tarrant County maintenance yard (nearby); single family residential (across
Eden Rd)
The property has been home to salvage operations since before 2002, when a special exception was granted
to the applicant to operate a salvage yard for two years, with conditions (listed on an attached page). The
special exception was renewed in 2004 for an additional ten years, also with conditions. To the knowledge of
City inspection staff, all of the conditions of previous special exceptions were met.
2
STANDARDS FOR GRANTING A SPECIAL EXCEPTION.
No application for a special exception shall be granted by the board of adjustment unless the board finds all
of the following required conditions are present. These six standards are listed in Section 17-422 of the
Kennedale city code and are addressed in the staff review section, below.
Section 17-422 also authorizes the board to add conditions as part of granting a special exception and to
require such evidence and written guarantees as the board may deem necessary as proof that the conditions
stipulated in connection with the special exception are being and will be complied with.
STAFF REVIEW AND RECOMMENDATION.
The property is zoned Industrial, and surrounding uses are generally industrial in nature. The Future Land
Use Plan envisions this area as an Urban Corridor. The goal for such areas is to establish a more commercial
type of land use, with associated commercial-type site and building designs. The intent of the urban corridor
district is to ensure that new developments (or additions to existing development) are designed to be more
pedestrian-friendly and attractive, while still being accessible and attractive for visitors who come to the area
by car. Sample use types include office and restaurant.
The City does not anticipate that the neighborhood will begin transitioning to commercial uses before the
next two to three years. The Future Land Use Plan is part of the comprehensive land use plan, which
establishes a long-term vision for the city. To fully implement the plan across the entire city is expected to take
about 10-20 years. For this reason, a salvage yard that can meet the special exception standards for the area as
it is now could be compatible with Kennedale’s future plans on a short-term basis. However, since
implementing the plan along Kennedale Parkway is a high priority, a salvage yard on Kennedale Parkway may
not meet the special exception standards on a long-term basis. The section below outlines the staff's review of
whether the requested use meets the standards for a special exception.
(1) Will the establishment, maintenance or operation of the use be materially detrimental to or endanger the
public health, safety, morals or general welfare?
Due to the nature of the materials and processes involved in operating a salvage yard, such uses can be
detrimental to the public health, safety, or general welfare. Whether a salvage yard is detrimental depends on
its location, surrounding uses, and how the business is operated. Most of the uses surrounding Apache are also
industrial (although there is one restaurant and a handful of residences nearby) and do not have large numbers
of employees who would be subject to potential negative effects of the salvage yard. In addition, current staff
has received no complaints about Apache concerning noise, lighting, air quality, traffic, or other similar
elements of land use that may affect health, safety, or general welfare, and Mr. Coyel (owner of the business)
has the property checked by an environmental company periodically.
Staff considers the use to meet this standard for a special exception at this time.
(2) Will the uses, values and enjoyment of other property in the neighborhood for purposes already
permitted be in any foreseeable manner substantially impaired or diminished by the establishment,
maintenance or operation of the use for which a special exception is requested?
3
A number of the uses already permitted in the neighborhood are industrial and would not be substantially
impaired or diminished by the continuation of this operation. However, many commercial and retail uses are
also permitted in the Industrial zoning district, and such uses may be reluctant to be located near a salvage
yard. With that said, this neighborhood is unlikely to begin attracting such uses at this time, regardless of
whether Apache continues its operations. Staff expects to see a transition to more commercial uses as the
comprehensive plan is implemented, but for now, a salvage yard will not substantially impair or diminish the
use or enjoyment of property in the neighborhood for uses already permitted.
Staff considers the use to meet this standard for a special exception at this time.
(3) Will the establishment of the use significantly impede the normal and orderly development and
improvement of the surrounding property for uses permitted in the district?
At the present time, this business is not expected to impede the normal and orderly development and
improvement of the surrounding property for other industrial uses already permitted in the district. However,
while the use may not impede normal and orderly development within the next several years, if the business
does not operate at a high enough standard, the appearance of that use could impede development as
envisioned in the Future Land Use Plan. Kennedale Pkwy is one of the first priorities for implementing the
Future Land Use Plan, and commercial businesses may be reluctant to open next to or near a salvage yard.
However, as stated above, staff does not anticipate that this area to attract many commercial uses over the
next few years, even if Apache were to cease operations. Therefore, a short term renewal of the special
exception should not impede the normal and orderly development of surrounding property for now.
Staff considers the use to meet this standard for a special exception at this time.
(4) Have adequate utilities, access roads, drainage and other necessary site improvements been (or will be)
provided?
Adequate utilities, access roads, drainage, and other necessary site improvements have been provided as far
as city regulations are concerned. However, staff has not been able to verify that the use meets the TCEQ's
storm water requirements. Businesses that have a storm water permit from TCEQ are supposed to submit a
copy of their permit and their storm water prevention plan to City staff, but staff has not received a copy of the
permit or of the plan.
Staff will consider the use to meet this standard for a special exception once the City has received a copy of
Apache's storm water permit and plan.
(5) Have adequate measures been taken or will be taken to provide ingress or egress so designed as to
minimize traffic congestion in the public streets?
Adequate measures have been taken to provide ingress and egress so as to minimize traffic congestion in
the public streets.
Staff considers the use to meet this standard for a special exception.
4
(6) Does the use conform to all applicable area, yard, height, lot coverage, building size and exterior
requirements and parking space regulations of the district in which it is located?
The Industrial zoning district does not have a minimum requirement for lot area or building size and has no
masonry requirement. The parking lot is paved, as is required, but the parking lot is no longer striped, and the
paving is in poor condition. Proper striping makes it easier for visitors to park safely and easily, and it also
allows staff to verify that the correct number of spaces have been provided. The parking lot appears to have
adequate space for parking, but at this time, we can't verify that enough spaces have actually been provided
and that the spaces are the minimum size required by city regulations (for example, how much of the parking
lot is part of a fire lane or a vehicle travel lane, and how much is dedicated for parking?). While striping of
parking is a small factor, it is important to have the lot adequately striped, or to have the spaces marked off
some other way, so that visitors know where they can safely park. It is also important that the parking lot be
maintained in proper condition.
Staff will consider this standard to be met once the parking lot has been striped (or the spaces have been
marked off in some other way approved by staff) and staff has verified the spaces provided meet the minimum
number and size requirements, and once the surface material has been patched or otherwise repaired.
Staff recommendation.
Staff recommends granting a renewal of the special exception, since the applicant has made an effort to
meet the conditions of previous special exceptions granted, such as paving the customer parking area and
installing screening. Staff recommends setting an expiration date in the range of three to five years, without an
option to renew after five years. After that time, the continued operation of the salvage yard is expected to
hinder the normal and orderly development of surrounding properties for commercial uses already permitted
in the district, and for the transition to the uses and character envisioned in the comprehensive plan. Staff
further recommends the special exception be granted only with the additional following conditions.
1. The property owner shall be required to maintain the landscaping from the front of the building to the curb,
as required by city code for all properties.
2. The operator will submit to the City a copy of its storm water permit from the Texas Commission on
Environmental Quality and its storm water plan.
3. The special exception shall expire no later than May 31, 2019.
4. Effective June 1, 2019, the operator (or the property owner, if the operator has changed) shall begin cleanup
of the property in a reasonable manner that will provide for the complete removal of all automobile parts,
recycling products, scrap metal, junk, trash, debris, and other waste material, and any storage materials used
for storing parts or equipment outdoors, by November 30, 2019. The property shall be left in a neat and
presentable condition and not in violation of any City ordinances.
BOARD ACTION ON CASE 14-03.
The board can approve the request, deny the request, or approve it with conditions.
You may also postpone/continue the case until a later date, but you must specify when the case will be
continued.
If you approve or deny the request, your motion should state why you are doing so (i.e., it meets all
standards for a special exception, it doesn’t meet the standard concerning …).
5
Sample motions are provided below for your reference; please note that you are not required to use one
of the sample motions.
APPROVE
I find that the use meets the standards and requirements for a special exception and make a motion to grant
the request.
APPROVE WITH CONDITIONS
I find that the use will meet the standards for a special exception with the addition of conditions to secure
compliance with the standards and requirements of Section 17-422 of the city code and make a motion to
approve the request for a special exception for a period of [state time period], with the following conditions...
DENY
I find that the use does not meet the standards and requirements for receiving a special exception and make a
motion to deny the request for a special exception.
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Special Exception Conditions, Apache Auto Salvage, 7001 E Kennedale Pkwy
Conditions applied to special exception expiring in 2004:
1. All aspects of the Kennedale City Code and Highway 287 Overlay Ordinances, and Texas Transportation code
must be met.
2. A 50' setback with proper screening is to be installed.
3. All screening must be uniform in vertical length and width compliant with current code including being kept
in good repair, solid in nature, painting in earth tone excluding rust color.
4. Parking area must be hard surface with no parking in right-of-way.
5. All outside storage must be screened from public view as well as that of neighbors' view.
6. No vehicles, scrap, or other outside storage shall be staked or placed above screening wall or fence so that it
becomes visible by public or neighboring property owners.
7. A hard surface parking topp ing material must be used for parking and on the appropriate acreage for
storage of vehicles.
8. When widening of Business 287 is complete, landscaping requirements of the overlay must be met.
Conditions applied to special exception expiring in 2014:
1. Landscaping setback must be complied with once highway is complete.
2. Renew for 10 years from April 2004 and will expire in April 2014.
Staff Report to the Board of Directors
1
Date: May 6, 2014
Agenda Item No: REGULAR ITEMS - D.
I. Subject:
Case # BOA 14-05 to hold a public hearing and consider a request by Bowerman Oil & Gas for a Special
Exception to the City Code Section 17-421 Schedule of uses and off-street parking requirements , to allow for
farm/ranch use (livestock) in “R-3” Single Family Residential at 1437 Swiney Hiett Rd, legal description of C. C.
Swiney Subdivision, being a portion of Lot 8, being all of a tract of land described in deed to Charles Blish,
recorded in Vol. 8794 p. 2303, D.R.T.C
1. Staff Presentation
2. Applicant Presentation
3. Public Hearing
4. Applicant Response
5. Staff Response and Summary
6. Action by the Board of Adjustment
II. Originated by:
Rachel Roberts, City Planner
III. Summary:
BACKGROUND
Applicant: Bill Bowerman (Bowerman Oil & Gas)
Request: special exception to allow farm/ranch use (keeping of livestock) in R-3 zoning district
Location: Swiney Hiett Rd, near the intersection with Joplin Rd at the western city limits
Zoning: R-3 Single Family Residential
Surrounding uses: Agricultural (behind the site); single family residential (adjacent and across the street);
vacant lots/tracts
Bill Bowerman/Bowerman Oil & Gas purchased this property in 2013 . Prior to Mr. Bowerman's purchase, the
property was used for a single family residence. Mr. Bowerman also owns approximately 45 acres of land
located immediately behind the site, and that parcel is zoned Agricultural. Mr. Bowerman has a residence on
the agricultural property, and he keeps some livestock. Mr. Bowerman would like to keep a small number of
livestock on this property, as well.
Mr. Bowerman had previously applied for a rezoning for the site from R-3 to Agricultural but then asked for a
continuance, followed by a withdrawal of the request. Prior to the request being withdrawn, the rezoning case
was placed on a Planning & Zoning Commission agenda. Although the case was not considered by the
Commission due to the request for a continuance, notification letters about the case had been sent to affected
property owners, and three property owners filed public hearing forms against the request for rezoning. Those
forms are attached to this report for your reference. In addition, staff received one phone call from a neighbor
who was against granting the request.
STANDARDS FOR GRANTING A SPECIAL EXCEPTION.
No application for a special exception shall be granted by the board of adjustment unless the board finds all
of the required conditions are present. These six standards are listed in Section 17-422 of the Kennedale city
code and are addressed in the staff review section, below. Section 17-422 also authorizes the board to add
conditions as part of granting a special exception and to require such evidence and written guarantees as the
board may deem necessary as proof that the conditions stipulated in connection with the special exception are
being and will be complied with.
STAFF REVIEW AND RECOMMENDATION.
The Future Land Use Plan envisions this area as Neighborhood and Conservation Overlay. The Neighborhood
character district is intended to be primarily residential. The Conservation Overlay character district is intended
to preserve the rural and cultural landscape of Kennedale and serve as a buffer between Kennedale and
adjacent communities, in order to help Kennedale retain a geographic identify distinct from surrounding areas.
Development types that would fit the character of the Conservation Overlay include conservation subdivisions
(residential development in which houses are clustered together in order to preserve large areas of open space
within the neighborhood), agriculture, and open space. Farming and ranching uses, therefore, could fit with
long-term plans for this area. Whether such uses are appropriate for a particular site, however, is determined
by evaluating how the use would or would not meet the standards for a special exception. Staff's review of the
proposed use and the special exception standards are provided below.
(1) Will the establishment, maintenance or operation of the use be materially detrimental to or endanger the
public health, safety, morals or general welfare?
Keeping a limited number of cattle on this property should not be materially detrimental to or endanger the
public health, safety, or morals. However, due to the objections raised by several of the neighbors concerning
the keeping of livestock here, the board must carefully consider the effect on general welfare. Staff believes
keeping one animal on the property, and restricting the animal to around two acres on the back part of the
property (see attached exhibit) would address this issue. Staff would recommend against permitting more than
one animal to be kept on this property, however. The more animals are permitted, the greater the potential
for noise and odors to affect the neighbors, as well as the greater the potential for soil erosion and for creating
a dust problem.
(2) Will the uses, values and enjoyment of other property in the neighborhood for purposes already
permitted be in any foreseeable manner substantially impaired or diminished by the establishment,
maintenance or operation of the use for which a special exception is requested?
The land uses in the area on properties not owned by Mr. Bowerman are primarily residential. The area has
a rural character, however. Keeping one animal, and restricting its access to the back part of the property
(close to the adjacent agricultural lot), should not impair the use and enjoyment of other property in the
neighborhood for uses already permitted. Keeping several animals, on the other hand, and allowing them free
access across the entire property would allow the livestock to get too close to neighboring properties,
potentially causing a noise or odor problem.
Staff would consider this use to meet this standard for a special exception if a condition were applied
limiting the number of animals that could be kept to one (1) and limiting where on the property it may be kept.
(3) Will the establishment of the use significantly impede the normal and orderly development and
improvement of the surrounding property for uses permitted in the district?
The neighborhood has a rural character, and anyone looking to develop or improve property in the area
would be aware of the character of the area and should also be aware that livestock are kept on Mr.
Bowerman's adjacent lot. The keeping of one additional animal on the site in question would be unlikely to
impede the normal and orderly development of surrounding properties. Staff would recommend against
permitting more than one animal to be kept, however. Keeping one animal could be seen as contributing to
the area's rural character. Keeping several animals on a property this size, however, could give the impression
that the area is or could be used for larger-scale agricultural operations not in keeping with the character of or
long-term plans for the area, and would be more likely to lead to the negative effects of keeping cattle that
some of the neighbors have expressed concern about.
Staff would consider this use to meet this standard for a special exception if a condition were applied
limiting the number of animals that could be kept to one (1) and limiting where on the property it may be kept.
(4) Have adequate utilities, access roads, drainage and other necessary site improvements been (or will be)
provided?
Adequate utilities, drainage, and roads have been provided. However, staff recommends an additional site
improvement to prohibit access by livestock to the front of the property (see attached illustration) if the special
exception is granted. At this time, fencing to restrict access is not in place, and this site improvement should be
provided.
Staff will consider the use to meet this standard for a special exception once adequate fencing has been
installed.
(5) Have adequate measures been taken or will be taken to provide ingress or egress so designed as to
minimize traffic congestion in the public streets?
Staff considers the applicant to meet this standard for a special exception.
(6) Does the use conform to all applicable area, yard, height, lot coverage, building size and exterior
requirements and parking space regulations of the district in which it is located?
Staff considers the use to meet this standard for a special exception.
Staff recommendation.
The board must balance several competing factors as part of its decision. On the one hand, the
neighborhood surrounding the property is already rural in character, and moreover, the comprehensive land
use plan encourages the City to make land use decisions that help retain this character. Agricultural uses are
clearly part of a rural character. On the other hand, while the area may be rural in character, the uses in the
area are primarily residential, and several of the residents have expressed concern about the negative effects
from having livestock kept so closely to their homes.
Staff would consider the keeping of one animal -- for example, one bull or one cow -- to meet the standards
for a special exception, provided the appropriate conditions are applied. Staff therefore recommends approval
of the special exception with the following conditions .
1. Only one livestock animal (one cow, or one bull, or one horse) may be kept on the property at a time.
2. The property must be fenced so that the animal is kept to the back part of the property, as shown on the
attached illustration.
3. Fencing for the property shall be maintained in good repair.
4. The property shall not be used for commercial agricultural purposes.
5. The property owner shall maintain the property in good condition to prevent erosion and to prevent loss of
grass cover, so as to prevent dust problems or and to prevent an increase in storm water pollution.
6. The property owner shall clear animal waste from the property, as needed, to prohibit an increase in storm
water pollution.
7. If city inspection or code compliance staff determines that any of the above conditions have been violated,
the special exception shall be placed on the next agenda of the board of adjustment, and the board shall be
authorized to revoke the special exception if it determines any of the conditions have been violated.
BOARD ACTION ON CASE 14-05
The board can approve the request, deny the request, or approve it with conditions. You may also
postpone/continue the case until a later date, but you must specify when the case will be continued.
If you approve or deny the request, your motion should state why you are doing so (i.e., it meets all standards
for a special exception, or it doesn’t meet the standard concerning …). Sample motions are provided below for
your reference; please note that you are not required to use one of the sample motions.
APPROVE
I find that the use meets the standards and requirements for a special exception and make a motion to grant
the request.
APPROVE WITH CONDITIONS
I find that the use will meet the standards for a special exception with the addition of conditions to secure
compliance with the standards and requirements of Section 17-422 of the city code and make a motion to
approve the request for a special exception for a period of [state time period], with the following conditions...
DENY
I find that the use does not meet the standards and requirements for receiving a special exception and make a
motion to deny the request for a special exception.
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A 1
A 1
A 2
O 1
A 1
A 2
D 4
C 1
A 1
A 1
A 1
C 1
A 1
A 1
A 1 A 2 A 1
C 1
A 1
A 1
C 1
A 1
A 1
C 1
A 1
A 1
A 1
A 1
A 1
A 2
A 1
A 1
A 1
A 1
A 1
C 1
A 1
C 1
A 1 A 1
C 1
A 1
C 1
A 1
A 1
A 1
A 1
A 1 A 1
A 2
F 1
A 1
C 2
A 1
F 1
A 1
A 1
A 2
A 1
F 1 C 2
A 1
A 1
A 1 A 1 A 1
A 1
A 1
A 1
A 1 A 1
A 1 A 1
A 1 A 1 A 1
A 1 A 1
A 1 A 1 A 1
A 1 A 1 A 1
A 1
A 1
A 1
A 1
A 1
A 1
A 1
A 1
O 2
A 1
A 1
C 1
A 1
A 1
O 1
C 1
O 2
A 1
A 1
A 1
A 1 A 1 A 1 A 1
A 1
A 1
A 1
A 1
A 1
A 1
A 1
A 1 A 1 A 1 A 1 A 1
A 1
A 1
A 1
2 1 4 9
J O P L I N
H A W K I N S J O P L I N
D E R B Y
S T E E P L E C H A S E
G
L
E
N
B
R
O
O
K
E L M B R O O K
C R O S S C R E E K
J R H A W K I N S
J
O
P
L
I
N
E P a r c e l b o u n d a r y d a t a f r o m t h e T a r r a n t A p p r a i s a l D i s t r i c t R o a d d a t a f r o m N o r t h C e n t r a l T e x a s C o u n c i l o f G o v e r n m e n t s 0 1 5 0 3 0 0 F e e t
S y m b o l s
K e n n e d a l e c i t y l i m i t s
B O A 1 4 -0 5
L A B E L S :S t a t e U s e C o d e A 1 = S i n g l e F a m i l y R e s i d e n t i a l C 1 = V a c a n t R e s i d e n t i a l T r a c t o r L o t
1 3 0 9 A 1
1 4 3 7 A 1
2 0 1 A 1
1 4 2 5 A 1
1 4 3 1 C 1 1 4 1 7 C 1
1 4 3 4 A 1
1 1 6 A 1
C 1
1 4 4 9 A 2 1 0 1 C 1
1 4 2 2 A 1
1 4 4 8 A 1 1 4 4 2 A 2
1 4 5 4 A 1
1 2 7 A 1
1 0 9 A 1
1 2 5 A 1
1 4 4 1 A 1
1 4 1 6 A 1
1 4 3 3 A 1
1 4 0 6 A 1
1 4 4 7 A 2
1 4 1 1 A 1
2 1 4 9
H A W K I N S J O P L I N
J O P L I N
E P a r c e l b o u n d a r y d a t a f r o m t h e T a r r a n t A p p r a i s a l D i s t r i c t R o a d d a t a f r o m N o r t h C e n t r a l T e x a s C o u n c i l o f G o v e r n m e n t s 0 7 5 1 5 0 F e e t
S y m b o l s
B O A 1 4 -0 5
K e n n e d a l e c i t y l i m i t s
Exhibit showing sta ff recommended loca Ɵ on for livestock proposed to be kept by applicant, BOA 14 ‐05
Sta ff recommenda Ɵ on: animal/
livestock to be kept at least 50’
from side lot line
Sta ff recommenda Ɵ on: animal/
livestock to be kept no farther
south/closer to the front lot line
than this line