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Board denies permanent gravel-parking variance for Ouro Empire LLC at Broadway/Bratton
Summary
The Waterloo Board of Adjustment unanimously denied a request from Ouro Empire LLC to permanently allow a gravel vehicular use area adjacent to 400 Broadway Street, citing neighborhood character, the comprehensive plan’s commercial classification, and absence of a development plan.
The Waterloo Board of Adjustment on March 25 denied Ouro Empire LLC’s request for a permanent variance to allow a gravel vehicle-use area in the C-2 (commercial) district adjacent to 400 Broadway Street.
Planning staff and the city engineer said the property lies in an area where neighboring commercial lots meet the hard-surfacing requirement and that the city’s comprehensive plan designates the site for commercial use; staff recommended denial because allowing gravel parking would not conform with the area’s commercial character and could set a precedent. Staff said the property likely has been noncompliant since about 2002.
City Engineer Jamie Knutson advised the board that any future approval should require a submitted site plan and appropriate stormwater measures. Staff noted the applicant had not responded to emailed staff reports and did not attend the hearing.
Board members questioned whether the applicant sought a permanent variance or simply time to prepare a redevelopment plan. Staff said the applicant appears to be requesting a permanent variance while also saying they planned to develop the site later, which created confusion.
A motion to deny the permanent variance passed unanimously. Staff said the owner may either hard-surface the area, remove the gravel and restore the site, or return with a development plan and site plan showing how hard surfacing and stormwater requirements would be met.
The board added denial reasons that the lot is not unique, nearby parcels meet hard-surfacing standards, and the applicant had no plan or development agreement before the board.
