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unique is that prior to the Comp Plan and Zoning Ordinance changes, this area <br />57 <br />was predominantly zoned I-1, Light Industrial District, and although guided <br />58 <br />Business in the Comprehensive Plan under Tower Place Master Plan, very few <br />59 <br />parcels ever saw change to be consistent with the master plan or Comp Plan – <br />60 <br />most uses have stayed the same or similar for well over 10 years. Specific to uses <br />61 <br />contained within these buildings are a mix of light manufacturing, processing, <br />62 <br />production, warehousing and distribution, all of which are not currently permitted <br />63 <br />within the Regional Business District. <br />64 <br />In 2012, the Planning Division was approached by a couple of property owners <br />65 <br />and/or representatives regarding the existing land use and zoning issues/conflicts <br />66 <br />that are occurring and limiting or discontinuing business reinvestment. <br />67 <br />SA/R <br />TAFF NALYSISECOMMENDATION <br />68 <br />During summer of 2012, the City Planner monitored the County Road B2, Prior <br />69 <br />Avenue, and Oakcrest Avenue sites to glean what exactly was occurring and to <br />70 <br />better understand impacts specific to production and processing. <br />71 <br />One conclusion reached is that there are a few newer properties in the area with <br />72 <br />pre-existing industrial like uses and there are also older buildings that have seen <br />73 <br />major renovations to keep the businesses and position the structure for similar <br />74 <br />light industrial uses in the future. <br />75 <br />As currently defined in the Code, Limited Production and Processing is as <br />76 <br />follows: <br />77 <br />Limited production/processing: <br />Light manufacturing, fabrication, assembly, <br />78 <br />processing, packaging, research, development, or similar uses which are <br />79 <br />predominately conducted indoors and which would not be disruptive of, or <br />80 <br />incompatible with, other office, retail, or service uses that may be in the same <br />81 <br />building or complex. Limited production/processing generally does not include <br />82 <br />industrial processing from raw materials. <br />83 <br />The analysis also concludes that adding a limited production and processing use, <br />84 <br />as is currently in place, would not be impactful to the area, nor would such a use <br />85 <br />create impacts elsewhere in the Regional Business District, since such uses cannot <br />86 <br />just be placed or occupy any building and/or site, because of other standards and <br />87 <br />requirements in place to limit impacts. Parking, for instance, is a requirement <br />88 <br />controlled by the Code and typically limited by a property owner to each tenant in <br />89 <br />a multi-tenant building so as to not impact or take-away for the other tenants. <br />90 <br />Specifically, the types of existing and proposed uses that Staff envisions are not <br />91 <br />large factories, but rather small or modest sized facilities that utilize 3,000 to <br />92 <br />6,000 sq. ft. of a multi-tenant building and include a warehousing and distribution <br />93 <br />component with their typical manufacturing and office use. These type of <br />94 <br />businesses have little impact on/in the Regional Business district and have been a <br />95 <br />mainstay in the three areas described above. <br />96 <br />There is also the non-conformity and the fact that property owners typically <br />97 <br />oppose reinvestment in such properties since it is not necessarily deemed a wise <br />98 <br />investment to position a property to remain non-conforming when the desires of <br />99 <br />Amdt6_RCA_032513.doc <br />Page 3 of 4 <br /> <br />