5.1A PCSR 04-25-2017Request for Action
ToItem Number
Planning Commission5.1a
Agenda Section Meeting DatePrepared by
April 25, 2017Chris Leeseberg, Senior Planner
Public Hearing
Item Description Reviewed by
Beaudry Oil/Truck Shop 620, 634 Quinn Ave. & Zack Carlton, Planning Manager
623 & 633 Proctor Ave.
Reviewed by
Zone Change from C4 Community Commercial
to I2 Medium Industrial, Case No. ZC 17-03
Action Requested
Recommend, by motion, an ordinance to rezone certain property from C4(Community Commercial) to
I2 (Medium Industrial).
Background/Discussion
Case No. ZC 17-03
The property is zoned I2 (Medium Industrial) and C4 (Community Commercial) and the applicant is
seeking preliminary plat approval (P 17-03) and a Conditional use Permit (CUP) to operate a bus, truck
and implement storage, maintenance and repair facility(CU 17-08).The proposed project is comprised
of four parcels. The northern two parcels are currently zoned I2 (proper zoning for theproposed
project) and the southern two parcels are zoned C4 (improper zoning for the proposed project).
The applicant is requesting the two C4 zoned parcels be changed to an I2 zoning.
Applicable Regulation
In reviewing a proposed amendment, consideration
shall be given to existing conditions within the area
directly and indirectly affected by the proposal, the
conservation of property values, the use to which the
property affected is being devoted at the time, and
relevant provisions, if any, in the land use plan.
The property is surrounded by Industrial
and Commercial zoned properties, the same
as the subject property, with many of them
containing legal non-conforming residential
structures. The proposed Zone Change is
consistent with the above standards for
approval.
Analysis
Comprehensive Plan
The property has a land use designation of Mississippi Connections (Plan). The Plan states: Proctor and
Quinn Avenue area is a relatively small area with a variety of incompatible land uses including both resid
industrial. Highway 10 improvements will include Proctor Drive
overpass will extend to the north, over the railroad tracks. This long elevated road will create a unique opportunity for the
property in the area, altering visibility and access. Due to th,
the Plan suggests business park uses and employment centers.
Strategies of the Plan are:
1.Work with the development community to identify and explore market opportunities and the feasibility of
redeveloping the area as a whole.
2.Work with interested property owners in the development of a master plan prior to rezoning the parcels.
3.Establish opportunities to construct community directional signage and gateway signage along Proctor Avenue.
Staff has been, and continues to, work with the applicant on draft master plans for the block, but no
agreement has been reached. The southernmost five parcels eventually lose direct access to Proctor
Avenue and will only be accessible from the west via a cul-de-sac.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60-day review period ends on April 28, 2017. The application has
been extended to June 27, 2017.
Attachments
Location Map
Applicants Narrative
N:\Departments\Community Development\Planning\Case Files\ZC\ZC 17-03 Truck Shop-Beaudry\4-Planning Commission\4-25-17\ZC 17-03 sr
PC 3-28-17.docx