# 22 ) UN-75-15
SWIFT TRANSPORTATION DEPOT
SPECIAL USE PERMIT
FUEL SALES
PUBLIC HEARING
STAFF REPORT
To:
Planning Commission
Item: UN-75-15
Meeting date: December 9, 2015
Prepared by: Marc Jordan
GENERAL INFORMATION:
Applicant:
Swift Transportation Co. of Arizona, LLC
Property Owner(s):
Swift Transportation Co. of Arizona, LLC
Requested Action:
Approval of a special use permit
Purpose:
To allow fuel sales (compressed natural gas)
Location:
3940 E. Lone Mountain Road
Parcel Number(s)
123-31-801-001
Lot Area:
10.04 ± acres
Comprehensive Plan:
Heavy Industrial
Existing land use and zoning:
Undeveloped, M-2, General Industrial District
Surrounding land use and zoning:
North: Interstate 15 Right-of-Way
West: Industrial Uses; M-2, General Industrial
District
East: Trucking and Distribution Center; M-2,
General Industrial District
South: Undeveloped and Industrial Uses; M-2,
General Industrial District
BACKGROUND INFORMATION:
The applicant is requesting Planning Commission approval to allow fuel sales. Specifically,
the proposed fueling station would be Compressed Natural Gas (CNG) only. According to
the applicant’s letter of intent, three (3) stacked above ground ASME Pressure vessels
designed for CNG. Each vessel will hold 11,571 standard cubic feet of CNG for a total
34,713 standard cubic feet of CNG.
According to the site plan for Questar, the above ground storage vessels will be located
within an enclosed area. In addition, the enclosed area will house a dryer, compressors,
and other associated equipment associated with the proposed use. The enclosure is
located at the northwesterly portion of the area proposed by Questar. A fueling island, with
three (3) stations is located south of the enclosure. The site plan shows two entrances
next to Lone Mountain Road that will also serve as access to the Swift Transportation
Depot to the north. An eight-foot high screen wall is proposed along the eastern property
line. The western property line already contains a screen wall.
The elevations submitted for the enclosure indicate an eight-foot high verti-crete precast
wall. The wall would contain a ledgestone pattern with pilasters and decorative caps.
Canopy elevations appear to be typical of fueling islands, and designed to prevent the
accumulation of gas. No additional details have been indicated describing the type of
materials for the canopy.
As part of the application, a site plan for Swift Transportation Depot has been submitted
showing how the proposed use will integrate with the Swift Transportation Depot. The
proposed transportation deport will be located north of Questar. Access to the
transportation depot is via the same entrance proposed for Questar. The transportation
depot will accommodate approximately 158 tractor trailer parking spaces, with one office
and maintenance building. A new eight-foot high screen wall is proposed next to Interstate
15 right-of-way, and along the eastern property line. Two (2) off-premise (billboards) signs
exist on the property and the applicant has indicated the off-premise signs will remain.
According to the building elevations shown for the office and maintenance facility, it
appears the building will consists of a metal exterior. No other details have been provided.
It should be noted that while the applicant has submitted a site plan that shows how the
proposed use for Questar and Swift Transportation Depot are integrated, Swift
Transportation Deport is a permitted use and is not part of this application. Therefore, any
approval regarding site or building design for Swift Transportation Depart are not implied.
Details regarding Swift’s design will be reviewed at the time building permits are requested.
The applicant attended a Task Force (TF-18-15) meeting with staff on September 17,
2015. The applicant has been informed of additional details necessary for both uses to
comply with the Industrial Design Standards. Additional details pertain to Questar will be
addressed in this staff report. However, the applicant will need to address the additional
design standards to Swift Transportation Depart as part of their request for building
permits.
DEPARTMENT COMMENTS:
Public Works:
Please see the attached memorandum.
2
Fire Prevention:
Please see the attached memorandum.
Police Department:
Please see the attached memorandum.
Building Division:
Please see the attached memorandum.
ANALYSIS:
In general, the proposed site plan for Questar appears to comply with the design guidelines
for industrial developments. However, minor amendments are still necessary, and can be
reviewed when building permits are requested.
Title 17 requires a minimum 10 feet of landscaping for industrial developments next to
perimeter streets. While not shown on the site plan, the applicant has adequate space to
meet the minimum landscaping requirements. Furthermore, Title 17 requires all exposed
ground areas not devoted to drives, parking, etc., to be landscaped. There are large areas
adjacent to both the east and west property lines, and between the two driveways that will
require landscaping.
Requirements for Approval of a Special Use Permit
In accordance with the Zoning Ordinance, the Planning Commission may, by motion, grant
a special use permit if the Planning Commission finds, from the evidence presented, that
all of the following facts exist:
1.
The proposed use is consistent with the Comprehensive Master Plan and all
applicable provisions of this Code and applicable State and Federal regulations;
2.
The proposed use is consistent with the purpose and intent of the zoning district in
which it is located and any applicable use-specific standards and criteria in Chapter
17.20 of this Code;
3.
The proposed use is compatible with adjacent uses in terms of scale, site design,
and operating characteristics (such as, but not limited to, hours of operation, traffic
generation, lighting, noise, odor, dust, and other external impacts);
4.
Any significant adverse impacts anticipated to result from the use will be mitigated
or offset to the maximum extent practicable; and
5.
Facilities and services (including sewage and waste disposal, water, gas, electricity,
police and fire protection, and roads and transportation, as applicable) will be
available to serve the subject property while maintaining adequate levels of service
for existing development.
3
Staff has no objections to the proposed use. The proposed use is consistent with M-2,
General Industrial District, and the Comprehensive Plan. Furthermore, the proposed use
should be compatible with the proposed use to the north, and should not have any
negative impacts on the surrounding properties.
RECOMMENDATION:
The Community Development and Compliance Department recommends that UN-75-15 be
approved subject to the following conditions:
Planning and Zoning:
1.
That, unless expressly authorized through a variance, waiver or another approved
method, this development shall comply with all applicable codes and ordinances.
2.
A minimum 10 feet of landscaping shall be provided next to Lone Mountain Road.
Landscaping shall comply with Title 17 requirements.
3.
Landscaping shall also be provided in all exposed ground areas next to the east and
west property lines. Landscaping within these areas shall comply with Title 17
requirements.
4.
Landscaping in the forms of shrubs and ground cover, comprising of 50 percent
plant coverage shall be provided above the drainage easement, between the two
driveways.
Public Works Department:
5.
All known geologic hazards shall be shown on the site plan and the civil
improvement plans.
Subsequent identification of additional hazards may
substantially alter the original site plan.
6.
Approval of a drainage study is required prior to submittal of the civil improvement
plans.
7.
NDOT concurrence with the results of the drainage study is required prior to
approval of the civil improvement plans.
8.
Approval of a traffic study is required prior to submittal of the civil improvement
plans. Please contact Traffic Engineering at 633-2676 to request a scope.
9.
All off-site improvements must be completed prior to final inspection of the first
building.
4
10.
The size and number of driveways and their locations are subject to review and
approval by the City Traffic Engineer.
11.
The property owner is required to grant a roadway easement for commercial
driveway(s).
ATTACHMENTS:
Public Works Memorandum
Fire Prevention Memorandum
Police Department Memorandum
Building Division Memorandum
Letter of Intent
Overall Site Plan
Questar Site Plan
Swift Site Plan
Questar Equipment Elevations
Questar Canopy Elevations
Swift Floor Plan
Swift Transportation Repair Facility
Clark County Assessor’s Map
Location and Zoning Map
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