Summary/Highlights:
This is a request for a special exception use for a concrete batch and asphalt plant on property within the Steel Rail Industrial Park and zoned L-1, Light Industrial District.
There is a companion major site plan approval (Case No. MJSP 2023-05) for the development of the concrete batch and asphalt plant.
In accordance with local notification requirements, notice was provided in the Observer Local News on March 28, 2024; letters providing notice of the hearing date, time, and location were sent to adjacent property owners within 300 feet of the subject property in the City of Bunnell limits on March 21, 2024.
Background:
The applicant, Sparks Concrete Inc., has applied for special exception approval alongside major site plan approval in February 2023. The proposed development will entail operations for a concrete and asphalt plant such as the creation for new concrete and asphalt for roads and other commercial developments through the neighboring areas.
The current zoning of the subject property is L-1, Light Industrial. Within the permitted principal and accessory uses of the zoning district, the requested use is not listed as permitted outright. The nature of the requested use is more of what you would typically see in the L-2, Heavy Industrial zoning district; however, under permitted special exceptions for the L-1, Light Industrial District, it states "other uses and structures not listed above that with certain restrictions can be compatible with the permitted uses of the district as determined by the Planning, Zoning and Appeals Board.
The proposed use would fit into the character of the surrounding area. It is located within an industrial park that hosts many industrial-styled uses but none of which are similar in intensity, but the location is secluded from main thoroughfares and residential uses. The subject property is at the back of the industrial park and is heavily buffered by vegetation from US Hwy 1.
The companion major site plan meets all of the requirements listed in the City's Land Development Code along with being consistent with the Comprehensive Plan and meeting other applicable state agency requirements.
Staff Recommendation:
Approve the special exception use for a concrete batch and asphalt plant located at 3060 Steel Rail with the following condition(s):
- This special exception use shall run with the land and may be transferrable should the ownership of the property ever change so long as the new owner continues to use the property as allowed under this special exception. If under any circumstance the use of the property changes beyond what is allowed within this special exception, this special exception shall become null and void.
If motioned for approval, please state along the lines of "I make a motion to approve the special exception with staff's conditions."
If motioned for denial, please state along the lines of "I make a motion to deny the special exception for the use of a concrete batch and asphalt plant" and state the reason for denial.
*The Planning, Zoning and Appeals Board has the ability and authority to amend the conditions or apply more than what staff has recommended*
City Attorney Review:
Approved