03-13-2014 Planning Comm. Agenda

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City's Comprehensive Plan policy approach of encouraging higher quality economic development, and addressing aesthetic and enforcement activities in the community. 2) The applicant shall demonstrate by clear and convincing evidence that the proposed site is or will be compatible with present and future land uses of the area. Comment: Different industrial properties will result in varying levels of visual and environmental impact on the surrounding community. In determining whether to grant the rezoning request the City should make a determination as to whether the subject property requires more stringent regulation for potential impacts on surrounding uses, or whether conditions on the property can be sufficiently regulated while allowing more flexibility in site and building design. The purpose of the "I -P ", Industrial Park District is to provide for the establishment of warehousing and limited industrial activities in a "campus" type setting. High standards of building quality and site design are priorities in this district. The purpose of the "1-1", Light Industrial District is to provide for the establishment of warehousing and light or limited industrial development which because of the nature of the product or character of activity requires isolation form residential or commercial use. These differences are clear in the approach the two districts take to regulating outdoor storage areas. The 1 -P District allows outdoor storage areas not exceeding 10% of total lot area, and the I- 1 District allows outdoor storage areas totaling 60% of lot area, an amount much more likely to have a visual impact on surrounding uses. The subject property is bordered by an 1 -P District parcel to the south (which fronts on South Owasso Boulevard), and 1 -1 parcels to the east, west, and north, and is located central to an area designated by the Comprehensive Plan for industrial land uses into the future. Should the site be rezoned 1 -1, it would be contiguous with other 1 -1 District parcels, which reduces the likelihood of the property having an impact on non - industrial land uses no matter what it's zoning classification. In addition, the site's current use and appearance is similar to surrounding 1 -1 industrial parcels, so that while rezoning would lower restrictions pertaining to site and building design for the subject parcel, it would result in a land use that is generally compatible with surrounding uses. The subject parcel is located off of S. Owasso Blvd., a busy street which serves as a major collector east of Rice Street. Increased outdoor storage areas on the site resulting from a rezoning could result in visual impacts to the greater community. The property was originally included in the area zoned 1 -P as it was undeveloped at the time of the district's creation, and the City's interest was to seek the higher quality development on remaining industrial lands along the S. Owasso Blvd. corridor. 3) The applicant shall demonstrate by clear and convincing evidence that the proposed use conforms with all performance standards contained herein. 3