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File #: PZ 22--025    Version: 1
Type: Variance Status: Passed
File created: 8/5/2022 In control: City Council
On agenda: Final action: 9/19/2022
Title: Variance: 3000 Spring Industrial Drive. To consider a request vary Table 2-4 of the UDC to reduce the minimum required side setback. The property is zoned Light Industrial and located at 3000 Spring Industrial Drive, within land lot 674 of the 19th District, 2nd Section, and Cobb County, Georgia.
Indexes: SP - Develop and Promote a Safe City
Attachments: 1. Vicinity map and proposed building addition, 2. Site Survey, 3. Variance Application, 4. Executed Motion PZ 22-025

PZ 22-025. Spring Industrial Drive side setback reduction.

APPLICANT: Mike Galinac, Vice President, GTI Precision Components.

VARIANCE REQUEST:  To vary Table 2-4 of the UDC to reduce the minimum required side setback to allow for a 4090-sf proposed building addition.

LOCATION:  3000 Spring Industrial Drive, within land lot 674 of the 19th District, 2nd Section, and Cobb County, Georgia.

ZONING:  LI                                             ACRES:    1 ac                    PIN: 19067400060

Staff Recommendation: Approval.    Planning and Zoning Recommendation: Approval.

BACKGROUND:  GTI Precision Components provides custom CNC machined components and precision machining services at their 8000-sf facility at 3000 Spring Industrial Drive. The applicant proposes a building addition of 4090-sf and is requesting to reduce the required 20-foot building setback to 10-feet, on northern side property boundary. The lot currently houses a 1 story 8000-sf prefabricated warehouse building, constructed in 1987. The proposed addition is outlined in blue in figure 1.

SURROUNDING AREA: GTI Precision Component is located at the NW corner of Fambrough Drive and Spring Industrial Drive. The LI zoning district prevails on all sides, and light industrial and commercial uses predominate in the area. Adjacent to the north is Hussman Services Corporation; Harcos Chemicals is located to the east; Georgia National Glass to the south. To the west are state waters and their required stream buffers, and floodplain present to the rear of the property as shown in figure 1.

Figure 1. Proposed building addition at 3000 Spring Industrial Drive.

ANALYSIS:

The application was reviewed against the following criteria:

 

Any applicant requesting consideration of a variance to any provision of this development code shall provide a written justification that one or more of the following condition(s) exist. The governing body shall not approve a variance application unless it shall have adopted findings that one or more of the following conditions exist:

 

1.                     There are extraordinary and exceptional conditions or practical difficulties pertaining to the particular piece of property in question because of its size, shape or topography that are not applicable to other lands or structures in the same district.

The one-acre lot is incumbered by the presence of floodplain, state waters, and the required buffers to the rear of the property. The presence of these protected areas considerably reduces the developable space on the lot. The building was constructed in 1987, which predates stream buffer requirements which were instituted in 2005.

 

2.                     A literal interpretation of the provisions of this development code would effectively deprive the applicant of rights commonly enjoyed by other properties of the district in which the property is located.

If the lot was not impacted by undevelopable protected areas, GTI would have sufficient space to develop the proposed expansion without the need to reduce the side setback. A literal interpretation would not deprive GTI of the rights enjoyed by others.

 

3.                     Granting the variance requested will not confer upon the property of the applicant any special privileges that are denied to other properties of the district in which the applicant’s property is located.

Granting the variance will confer special privileges to the applicant not enjoyed by others. Others in the district are governed by the required minimum side setback.

 

4.                     The requested variance will be in harmony with the purpose and intent of this development code and will not be injurious to the neighborhood or to the general welfare

The applicant proposes to expand the principal structure due to a need for additional space for their business operation. The proposed building addition and use are in harmony with the LI zoning district, which is established to provide locations for light manufacturing, etc. GTI’s proposed addition would increase the lot’s impervious coverage to 59% which is below the maximum allowed 75% for the zoning district. The new Floor Area Ratio (FAR) of 0.28 would also comply with the maximum allowed of 0.75. Additionally, 15 parking spaces are currently provided which complies with minimum requirement of 9 for the proposed expansion of building square footage.

The proposed addition will not be injurious to general welfare. A tree buffer exists between the subject site and the adjacent property to the north. The proposed addition would result in a principal building separation of approximately 175-feet between the GTI building addition and the principal building at Hussman Services Corporation to the north. Cobb’s Fire Marchall’s office has provided comments which were forwarded to the applicant and are included here in the Appendix.

Figure 2. Tree buffer and building distance separation.

 

5.                     The special circumstances are not the result of the actions of the applicant.

The special circumstances are the result of the existence of protected and undevelopable areas on the property. There are state waters and their required stream buffers, and floodplain present to the rear of the property, as shown in figure 1. The applicant has explored the option to purchase property to the north so that a variance would not be required, but was not successful in those attempts.

 

6.                     The variance requested is the minimum variance that will make possible the proposed use of the land, building, or structure in the use district proposed. 

The variance requested is the minimum that would make possible the proposed expansion of the principal structure. The applicant requests to reduce the minimum required side setback by 50%, i.e., from 20-feet to 10-feet.

7.                     The variance shall not permit a use of land, buildings or structures, which is not permitted by right in the zoning district or overlay district involved.

The proposed use is allowed by right in the LI zoning district. The applicant currently operates GTI Precision Components at the subject property. The proposed building expansion is to provide more operating space for the current business.

STAFF RECOMMENDATION:  Staff recommends APPROVAL of the variance to vary UDC Table 2-4, to reduce the minimum side setback for principal structures within the LI zoning district from 20-feet to 10-feet at the northern property boundary, with the following conditions:

 

 

1.                     The development of the building expansion shall comply with the provisions of the Unified Development Code.

 

2.                     An Elevation Certification shall be required for this development, per the provisions of the Unified Development Code.

 

3.                     The proposed addition shall not encroach into the 25-foot impervious stream buffer that exists at the rear of the property.

 

4.                     The applicant shall submit a landscaping plan, subject to staff review and approval, with the purpose and intent of planting additional native vegetation existing in the riparian area at the rear of the property, to improve filtration of surface stormwater runoff.

 

5.                     The side setback reduction from 20-feet to 10-feet is approved for the property’s northern side boundary only.

 

6.                     The existing curb and gutter on Fambrough Drive shall be extended to fill the gap that exist between the lot’s secondary entrance and the existing curb and gutter.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Appendix

 

I.                     Cobb Fire Marchall’s Office Comments.