HomeMy WebLinkAboutZTA201000004 Legacy Document 2012-04-23 (2)ATTACHMENT A
Work Sessions:
ZTA- 2010 -00004 Phase III Industrial Uses
Expansion of Allowed Uses in the Industrial Districts. (Wayne Cilimberg)
STAFF: Amelia McCulley, Wayne Cilimberg, Susan Stimart, Sarah Baldwin, J.T. Newberry
Mr. Cilimberg presented a PowerPoint presentation and summarized the staff report for ZTA- 2010 -0004,
Phase III Industrial Uses to review the changes to the zoning ordinance being considered for expansion
of uses in the Industrial Districts.
• Economic Development Policy - "Initiate zoning text amendments that further enable business
and industrial uses of the appropriate zoning districts"
• Economic Vitality Action Plan - remove obstacles and expand options and flexibility for industrial
land users
• Identified opportunities to make our industrial districts more viable for modern industrial
operations
• Referenced Comprehensive Plan (Economic Development, Land Use, and Neighborhood Model)
and the Economic Vitality Action Plan
• Recommendations to increase flexibility within industrial districts while preserving their integrity
for true industrial uses
Focus
• Noxious and hazardous uses
• Office, supporting commercial uses and subordinate retail sales
• Agricultural support uses
• Residential uses
Noxious and Hazardous Uses
Potentially noxious and /or hazardous uses:
1. Dry Cleaning Plants (by -right in HI)
2. Abattoirs (by SP in HI)
3. Petroleum, gasoline, natural gas and manufactured gas bulk storage (by -right in HI)
4. Petroleum refining, including by- products (by SP in HI)
Recommendation:
• Update the term "Abattoir" to "Slaughterhouse"
• Permit Slaughterhouses with no rendering by -right in HI
• Permit Slaughterhouses with rendering and stand -alone rendering plants only by SP in HI
Office Uses, Secondary Uses and Subordinate Retail Sales
• By- right: stand -alone "data- mining" offices and offices accessory to an on -site industrial use
• By SP: stand -alone "commercial- office uses" (rather than by- right)
• Increase the size limitation for supporting commercial uses from 5% to 25% (can be modified by
Planning Commission)
• Increase the retail sales area for sales of products of the on -site industrial use to 25% (can be
modified by Planning Commission)
Agricultural Support Uses
• Continued by- right: all aspects of food and beverage production under manufacturing,
processing, fabrication, assembly and distribution
• Clarify also by- right: agricultural /farm implements (heavy equipment) manufacture and repair and
wholesale greenhouse and /or commercial wholesale nurseries
ATTACHMENT A
Residential Uses In Light Industrial
• Clarify by -right residential in association with industrial should be subordinate to primary industrial
use
• Clarify appropriate location of subordinate residential - above or behind the primary industrial use
• Explicitly allow families to reside in subordinate residential
• General residential in LI by SP
Next Steps
• Planning Commission questions /comments
• Draft ordinance amendment and proceed to Commission public hearing
• Phase IV to come — Consolidating Industrial Use Categories
RECOMMENDATION: Incorporate staff's recommended changes into an ordinance amendment and
proceed to public hearing.
The Planning Commission held a discussion with staff, asked questions, took public comment, and
provided suggestions:
Mr. Zobrist suggested that churches in LI would be good as off -peak uses. Mr. Cilimberg said
this had not been discussed by staff, but the PC can consider whether it's appropriate as a
supporting use when they get into phase IV work.
Clarification was requested on the term "data mining." Ms. Stimart said that data mines are
basically "server farms" and "data centers."
Mr. Kamptner noted that with the text amendment as proposed, existing commercial offices would
become nonconforming. He said that expressly grandfathering them would be better than just
making them nonconforming uses. Creating a new Light Industry district that did not allow office
uses was mentioned as an additional alternative approach to "grandfathering." (Ms. McCulley
talked about limitations to building permits for any type of expansion with nonconforming uses.)
There was significant discussion about the staff recommendation to make slaughter houses a use
by -right in HI. Commission members specifically asked for
further information about state and federal regulations on these uses
where slaughter houses exist in other localities and how they are treated
what kind of regulations /performance standards exist outside of County regulations on
the slaughterhouse use including setbacks.
Commissioners also talked about limiting the scale of facilities — allowing for a local or regional
but not multi -state facility. Some members indicated they wanted to tour a facility The
Commission was comfortable with staff developing proposed supplemental regulations, but were
split on whether the use should be allowed by right or require a special use permit.
Public Comment was taken from the following persons
Morgan Butler, Southern Environmental Law Center, suggested that the County reconsider the
supporting commercial uses in terms of the intent of the industrial districts. Otherwise, it's an
increasing encroachment of commercial into industrial. He also said we'd need a very narrow
definition of what is allowed — offices and supporting commercial.
Neil Williamson, Free Enterprise Forum, talked about how it is incongruent not to allow slaughter
houses when we are supporting agricultural production. He also talked about how difficult it is to
transport livestock over the mountain to slaughterhouses in the valley.
Staff to draft ordinance amendment for public hearing, addressing points raised as summarized. No
formal action was taken.
The Planning Commission took a break at 8:00 p.m. and the meeting reconvened at 8:11 p.m.