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Amdt6_RCA_031113 (2).doc Page 2 of 4 B ACKGROUND 14 In 2009 the City adopted a new Comprehensive Plan that included modified land 15 use designations throughout the City. Although the Stakeholder process did 16 discuss certain changes in land use and expansion of existing land use 17 areas/boundaries, not all modifications and/or corrections were discussed and/or 18 analyzed. 19 Likewise, when the City adopted the new Zoning Ordinance in December 2010 to 20 be consistent with the land use designations of the Comprehensive Plan, there was 21 very limited discussion regarding these changes, such as those areas that 22 were/have been transitioning in use over time were changed to acknowledge this 23 activity. 24 During the discussions regarding zoning cl assification and design requirements, it 25 was understood that most of the changes being made would create some form of 26 non-conformity. However, this was seen as appropriate or beneficial to the City, 27 since the focus and direction of our needs and desires have changed. 28 Fast forward to the present and a number of non-conformity issues that property 29 owners are experiencing since the adoption of the Zoning Ordinance. Although 30 non-conformity is not limited to a single area, the specific area targeted by this 31 amendment is the Regional Business District north and west of Rosedale Mall. 32 Within the area are a number of long-time business and buildings, including 33 Caterpillar at 1901 County Road B2, multi-tenant buildings at 1975 and 1995 34 County Road B2, and UV Color at 2452 Prior Avenue. What makes this area 35 unique is that prior to the Comp Plan and Zoning Ordinance changes, this area 36 was predominantly zoned I-1, Light Industrial District, and although guided 37 Business in the Comprehensive Plan under Tower Place Master Plan, very few 38 parcels ever saw change to be consistent with the master plan or Comp Plan – 39 most uses have stayed the same or similar for well over 10 years. Specific to uses 40 contained within these buildings are a mix of light manufacturing, processing, 41 production, warehousing and distribution, all of which are not currently permitted 42 within the Regional Business District. 43 In 2012, the Planning Division was approached by a couple of property owners 44 and/or representatives regarding the existing land use and zoning issues/conflicts 45 that are occurring and limiting or discontinuing business reinvestment. 46 S TAFF A NALYSIS /R ECOMMENDATION 47 During summer of 2012, the City Planner monitored the County Road B2, Prior 48 Avenue, and Oakcrest Avenue sites to glean what exactly was occurring and to 49 better understand impacts specific to production and processing. 50 One conclusion reached is that there are a few newer properties in the area with 51 pre-existing industrial like uses and there are also older buildings that have seen 52 major renovations to keep the businesses and position the structure for similar 53 light industrial uses in the future. 54 55