11/4/2004
Honorable Mayor and Councilors
City Manager
City Attorney
Clerk of Council
Subject: (ZC0410-6) Special Exception Use request to operate service operations such as
meat storage, cutting and distribution, at 910 and 914 Neil Drive. NOTICE OF
PLANNING DIVISION APPROVAL
Resolution approving a Special Exception Use for service operations such as
meat storage, cutting and distribution, at 910 and 914 Neil Drive (see attached
map).
Johnny Daffin has submitted an application for the Special Exception Use cited
above. The property is located in a C-3 (General Commercial) District. The
purpose of the Special Exception Use is to operate service operations such as
meat storage, cutting and distribution, on the properties. Service operations
such as meat storage, cutting and distribution, are permitted in a C-3 zoning
district only on a site specific basis upon approval of the Planning Division
and the Council based upon the following criteria and conditions:
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Access. - Is or will the type of street providing access to the use be adequate to serve the proposed special exception use?
The applicant currently operates Daffin?s Meat Processing across the street at
River Road and Neil Drive. The current building is inadequate and antiquated
for this type of use. The applicant intends to build a new larger, modern
facility located on the subject property. The property must meet the State
health requirements. The State=s regulations for meat processing are designed
to protect the health, safety, and welfare of the public.
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Traffic and Pedestrian Safety. - Is or will access into and out of the property be adequate to provide for traffic and pedestrian safety, the anticipated volume of traffic flow, and access by emergency vehicles?
The proposed use is not expected to cause substantial injury to the value of
other property. This is a better alternative to the existing business, which
is also in this immediate area. The proposed use will not generate adverse
impacts such as traffic congestion, noise, or visual concerns. Actually, it
should improve visual concerns.
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Adequacy of Public Facilities. - Are or will public facilities such as schools, water or sewer utilities, and police or fire protection be adequate to serve the special exception use?
The proposed use is compatible with existing development in the area. Granting
the Special Exception Use would not cause significant change to the overall
character of the neighborhood.
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Protection from Adverse Affects. - Are or will refuse, service, parking and loading areas on the property be located or screened to protect other properties in the area from such adverse effects as noise, light, glare or odor?
The City buffer ordinance will require buffering along the eastern and southern
property lines. The issuance of a building permit will trigger the buffer
ordinance.
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Hours of Operation. - Will the hours and manner of operation of the special exception use have no adverse effects on other properties in the area?
Currently, deer, hogs, etc. are dropped off on Neil Drive at the existing
location. They are carried into the building. Regarding designated areas for
loading and unloading, the City will require the applicant to provide such an
area.
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Compatibility. - Will the height, size or location of the buildings or structures on the property be compatible with the height, size, character or location of buildings or other structures on neighboring properties?
N/A
Forty-five (45) property owners within 300 feet of the parcel were notified by
letter of the proposed Special Exception Use. To date, the Planning Division
has received one comment opposing the Special Exception Use request.
The application for a Special Exception Use meets the criteria for approval,
therefore, the Planning Division recommends that the Council approve the use.
