01-10-2002 Planning Comm. Agenda

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criterion for manufacturing companies as it is for retail or office development. The rail access is a benefit for industrial and warehousing operations, primarily, although some large retailing operations may make use of it. The City has been contacted by a number of potentially interested parties for re-use of the Knox site. Included in this list are office developers, office-warehouse developers, a large church user, a wholesale lumber facility, and a construction supply warehouse. Most of these contacts have indicated that the site would be used for a combination of business uses, rather than a single occupant. Also, most would retain only a portion of the existing buildings on the site, depending on their particular needs. Some of these users were interested in taking advantage of the potential for outdoor storage use of the site, converting much of Knox's outdoor sales and display area to storage that would not be available for retail sale. Because of the excellent exposure and access, the City staff has taken the approach that outdoor storage would be an under-utilization of the property. It is also believed that the outdoor sales and display area incorporated by Knox would be a similar under- utilization. Instead, a more intensively developed area with a retail and office orientation, including some warehousing in support of these uses, is thought to make the most effective use of the assets of the site. The current B-W zoning allows warehousing, and certain types of retail. Outdoor storage is allowed by Conditional Use Permit. The I-P District is a manufacturing- oriented district that also allows most of the B-W uses, and limited accessory retail. The B-W District exists in only two places in the City. One is the current site of the Levitz and Knox facilities, as well as the carpet store along Country Drive east of Levitz. The other location is south of Highway 36, including a small office complex and a mini-storage facility. Two zoning options would appear to offer the opportunity to encourage a better use on the Knox site. One would be to create a new zoning district that allows office, office showroom, and office warehouse uses, and apply that new district to this area. The second option would be to eliminate the current B-W District, and replace it with this same type of district. The mini-storage use could be either a Conditional Use in that district, or because it requires a Planned Unit Development (for multiple principal buildings), it may not raise any issues for new development in this area. Attached to this memorandum is a draft of Ordinance language that would outline the new zoning district and a map that illustrates the areas potentially affected. pc: Kathy Glanzer