d.
County Zoning Commission
- Meeting Date:
- 08/10/2015
- SUBJECT
- County Zone Change 664 - 5840 Titan Avenue
- THROUGH:
- Candi Millar
- PRESENTED BY:
- Nicole Cromwell
Information
REQUEST
Item #4 - County Zone Change #664 – 5840 Titan Ave – A zone change request from Highway Commercial (HC) to Controlled Industrial (CI) on Lot 2, Block 1, Titan Subdivision, a 1.319 acre parcel of land generally located at 5840 Titan Avenue. The applicants conducted a pre-application neighborhood meeting on June 29, 2015, at Tvetene Turf, 6844 S. Frontage Road. Tax ID C13279.
RECOMMENDATION
The Planning Division recommends denial and adoption of the findings of the 11 criteria for Zone Change 664.
APPLICATION DATA
| OWNER: Michael Tvetene | |
| AGENT: Sanderson Stewart, Dennis Randall, P.E. | |
| LEGAL DESCRIPTION: Lot 2, Block 1 Titan Subdivision | |
| ADDRESS: 5840 Titan Avenue | |
| CURRENT ZONING: HC | |
| EXISTING LAND USE: Cold storage 2,400 square foot warehouse | |
| PROPOSED USE: Same with repair shop, welding and light manufacturing of farm machinery | |
| SIZE OF PARCEL: 1.319 acres |
CONCURRENT APPLICATIONS
None.
APPLICABLE ZONING HISTORY
The subject property was approved for a zone change along with the other lots in the Titan Subdivision from A-1 to HC in November 1999. Since that time, the commercial subdivision has slowly developed with a mixture of shop buildings, construction trades and manufacturing. A zone change from HC to CI was approved for a concrete plant development in the northwest corner lot (5815 Interstate Avenue). The Planning Staff recommended denial of this zone change in 2005. The Zoning Commission recommended approval on a 3-2 vote and the County Commissioners approved the zone change. The County has approved similar zone changes in the area including a Planned Development zone for property west of the Elysian School, RF Development Subdivision, and Bottrell Subdivision.
SURROUNDING LAND USE & ZONING
| NORTH: | Zoning: HC Land Use: FM Forklift Service and Repair |
| SOUTH: | Zoning: HC Land Use: Agricultural - single family dwelling - vacant |
| EAST: | Zoning: HC Land Use: Shop and repair building |
| WEST: | Zoning: HC Land Use: Granite sales and service |
BACKGROUND
This is a zone change request to allow the owner the ability to have light manufacturing of farm equipment on a specialty basis in the future. The proposed use will be a repair shop with welding and machine services. The property is located at 5840 Titan Avenue and has street frontage on both Titan Avenue and Elysian Road. There is no vehicle access from Elysian Road to the property. The Titan Subdivision has a wide range of businesses, services, and light manufacturing, as well as personal storage warehouses. Property to the south across Elysian Road is the Harmony Meadows subdivision and has a mixture of zoning including HC, CC and RMF-R. This subdivision will likely develop after annexation to the city. Property to west of Titan Subdivision is the Quarnburg Farm where the County recently approved a zone change to HC and 20 acres of NC north of Elysian Road. This property may develop in the county or annex to the city for services. The city is currently installing public water and sewer in the Elysian Road corridor to connect to Elysian School, 1/2 mile west of the subject property. The subject property is within the limits of annexation for the city.
The property is currently under-utilized with a 2,400 square foot warehouse building on a 1.3 acre graveled lot. The shop building was constructed in 2003 but none of the required site development was installed including landscaping or a paved parking area. The building would be upgraded to accommodate the repair shop and possible future custom farm equipment manufacturing. The proposed repair and welding shop is an allowed use in the HC zone, but the manufacturing of farming machinery would not be allowed.
The proposed CI zoning could allow incompatible uses for this transitional area including including sawmills and cabinet manufacturing, while HC allows only offices outright and some manufacturing by special review. CI also allows passenger and freight terminals, and storage of equipment and supplies for heavy construction. HC does not allow these uses at all. More intense manufacturing, including concrete fabrication and metal industry operations are only allowed by special review in the CI district, and are not allowed in the HC district. Generally, many of the uses allowed in the HC zoning district are allowed in the CI district. The most significant difference between the two zoning districts in terms of uses is the CI zoning district allows a variety of more intense industrial uses by special review.
Any future construction on the property in the County would require submittal of a Zoning Compliance Permit so the Planning Division can ensure the regulations are met for the proposed development, regardless of the adopted zoning. The subdivision south of Elysian Road has a mix of commercial and residential zoning and will likely develop as a higher density residential neighborhood with some commercial retails services in the future with city services. Potential uses in the CI district may conflict with the intended uses on this property.
The Planning Division is forwarding a recommendation of denial based on the findings of the 11 criteria for zone changes. The proposed CI in a subdivision primarily zoned HC, and in an area of the County with A-1, NC, RMF-R, and CC zoning. The CI zoning does not fit with the character of this area of the County and does not support the most appropriate use of the land in this area of the County. This area of the County is in transition from County to City, with the area all now included in the City's Limits of Annexation Map for annexation in the short term. Existing property in the area is zoned for commercial and residential uses, not industrial uses. The character of this area is moving toward commercial service and retail uses along with a range of residential uses from single family to fairly high density multi-family development. The proposed immediate use of the property is allowed in the HC zone and the potential future use for farm machinery manufacturing is not allowed. The proposed zone change is to accommodate this potential future use. The Planning Division and the Zoning Commission must consider all potential future uses and determine the compatibility of these uses with existing uses in the HC zoning and the surrounding area. These potential future uses may not be compatible with the existing uses and with the planned commercial and residential neighborhood to the south and the existing residential and light commercial uses to the east and west.
The property is currently under-utilized with a 2,400 square foot warehouse building on a 1.3 acre graveled lot. The shop building was constructed in 2003 but none of the required site development was installed including landscaping or a paved parking area. The building would be upgraded to accommodate the repair shop and possible future custom farm equipment manufacturing. The proposed repair and welding shop is an allowed use in the HC zone, but the manufacturing of farming machinery would not be allowed.
The proposed CI zoning could allow incompatible uses for this transitional area including including sawmills and cabinet manufacturing, while HC allows only offices outright and some manufacturing by special review. CI also allows passenger and freight terminals, and storage of equipment and supplies for heavy construction. HC does not allow these uses at all. More intense manufacturing, including concrete fabrication and metal industry operations are only allowed by special review in the CI district, and are not allowed in the HC district. Generally, many of the uses allowed in the HC zoning district are allowed in the CI district. The most significant difference between the two zoning districts in terms of uses is the CI zoning district allows a variety of more intense industrial uses by special review.
Any future construction on the property in the County would require submittal of a Zoning Compliance Permit so the Planning Division can ensure the regulations are met for the proposed development, regardless of the adopted zoning. The subdivision south of Elysian Road has a mix of commercial and residential zoning and will likely develop as a higher density residential neighborhood with some commercial retails services in the future with city services. Potential uses in the CI district may conflict with the intended uses on this property.
The Planning Division is forwarding a recommendation of denial based on the findings of the 11 criteria for zone changes. The proposed CI in a subdivision primarily zoned HC, and in an area of the County with A-1, NC, RMF-R, and CC zoning. The CI zoning does not fit with the character of this area of the County and does not support the most appropriate use of the land in this area of the County. This area of the County is in transition from County to City, with the area all now included in the City's Limits of Annexation Map for annexation in the short term. Existing property in the area is zoned for commercial and residential uses, not industrial uses. The character of this area is moving toward commercial service and retail uses along with a range of residential uses from single family to fairly high density multi-family development. The proposed immediate use of the property is allowed in the HC zone and the potential future use for farm machinery manufacturing is not allowed. The proposed zone change is to accommodate this potential future use. The Planning Division and the Zoning Commission must consider all potential future uses and determine the compatibility of these uses with existing uses in the HC zoning and the surrounding area. These potential future uses may not be compatible with the existing uses and with the planned commercial and residential neighborhood to the south and the existing residential and light commercial uses to the east and west.
RECOMMENDATION
The Planning Division recommends denial and adoption of the findings of the 11 criteria for Zone Change 664.