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Commission backs rezoning and use‑permitted‑on‑review for concrete/precast operation on Harvey Avenue
Summary
The commission recommended rezoning roughly 246 acres to IH‑2 heavy industrial for an existing sand‑mining site and approved a use‑permitted‑on‑review for a concrete batch and precast manufacturing operation on a portion of the property, including requested deviations for facade, landscaping and paving.
The commission recommended approval of a rezoning to IH‑2 (heavy industrial) and a use‑permitted‑on‑review (UPOR) to allow a concrete batch and precast manufacturing operation on a portion of an existing sand‑mining property at 3976 South Harvey Avenue.
Julia Yoon, a city planner, said the applicant seeks to bring existing sand‑mining operations and a proposed concrete/precast facility into zoning compliance and to add a new roughly 50‑by‑200‑foot open storage building and outdoor laydown area. The operation would occupy roughly three acres for the batch plant and material storage; the broader rezoning covers approximately 246 acres. Staff recommended approval and noted the area already contains similar heavy industrial uses, including other concrete and asphalt operations.
The applicant requested three deviations from the city's commercial/industrial facade and site standards: a variance from the 80% masonry exterior requirement for the visible facades that face limited public exposure, a waiver of landscaping requirements because of dust and poor planting conditions, and a waiver of paving requirements for loading and access areas where gravel surfaces are consistent with nearby industrial properties. Staff advised these deviations were consistent with nearby uses and the remote, industrial character of the corridor.
During the hearing, commissioners asked about the new 50‑by‑200 storage building (described by the applicant as an open storage/production building for precast elements and not a typical office) and whether any portion of the special use should explicitly include an asphalt operation. Staff clarified the ordinance language and the UPOR was written to cover concrete/precast and, per the ordinance language, can also encompass asphalt concrete batch operations if later proposed; the commission confirmed the motion should reference the concrete/asphalt batch plant language.
The commission voted unanimously to recommend approval of the IH‑2 rezoning (R2025‑016) and the UPOR (UPOR2025‑307) with the deviations described in the staff report. The recommendation advances the matter to city council for final action and any additional permit conditions the council or staff may require.
