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1 Ogden City Council Meeting: May 23, 2017 AMENDMENTS TO THE WEST OGDEN COMMUNITY PLAN Approve/not approve ordinance 2017-25 Approval of the amendments (6-0) A petition has been submitted by Mark Kitchen to amend the West Ogden Community Plan by adding language to allow the C-3/CO (Regional Commercial/Conditional Overlay) zone on properties along Binford Street and 27th Street that face or abut the Light Manufacturing (M-1) zone. The conditions proposed in the plan amendment include a limitation on outdoor storage or display, a total building size limit of 20,000 square feet, and an individual tenant size limitation of 6,000 square feet. The West Ogden Community Plan was adopted in 2014 and includes a section discussing the increase and proper location of commercial property. Mr. Kitchen wishes to develop small office/warehouse space in the area near his existing business. The community plan amendment is part of a two-part application; the first being the community plan amendment to allow for the C-3/CO with the second being the rezone itself. The rezone portion of the petition is addressed in a separate report and will be a separate Council action item. The petitioner, Mark Kitchen, owns Voyager Manufacturing, an existing business in West Ogden, and has submitted a petition to amend the West Ogden Community Plan and to rezone property on 27th Street near his existing business. Mr. Kitchen has expressed an interest in developing an office warehouse development near his business to both help with his own expansion and to develop additional space for lease. In order for him to do this, an amendment to the community plan must be made. The existing zoning on the subject properties is R-1-5 (Single- family Residential) and would not allow for such a product. The proposed amendment allowing for a commercial zoning on the subject properties would allow for such a use. The West Ogden Community Plan was developed through 2013 and adopted in 2014. The plan, being one of the more recent plans, had ---PAGE BREAK--- 2 Ogden City Council Meeting: May 23, 2017 significant public involvement and reflected much of what is currently planned in West Ogden. The anticipated full interchange at 24th Street and I-15 will bring significant change to the West Ogden community. This potential interchange influenced much of the West Ogden plan. In the plan, there was discussion about future business development in and around the interchange itself as well as throughout the neighborhoods adjacent to the future interchange. The future land use map included in the plan shows a large area, including the subject area, planned for future small box neighborhood commercial. The zoning for this kind of land use would generally be C-1, or Neighborhood Commercial. While the petition proposes a C-3, or Regional Commercial, zone, it also includes proposed restrictions through the conditional overlay that would limit the impact and range of potential uses which would bring any future development into alignment with the general intensity and scope of a C-1 zone. In addition to the type of commercial land uses anticipated in the West Ogden Community Plan, the timing of the commercial development was also addressed in the plan. The plan anticipated that the change from residential uses to commercial uses would take place once the interchange is complete. While the development of the full interchange is hoped for within the next few years and has been included in all necessary transportation plans, at this point there is no date-certain for the approval and construction of the interchange. Holding up new development or expansion of existing businesses for such an uncertain timeframe may serve to stifle desired growth in an area that would generally welcome new investment. The area in which the development is proposed is in a somewhat transitional area. Manufacturing operations at the Cargill plant exist to the south with other manufacturing and commercial uses, including Mr. Kitchen’s business, also existing to the south and west. Residential uses are located to the north and northeast of the subject property. Generally, manufacturing uses, and manufacturing zones, are not set next to residential uses and zones. However, in West Ogden, and in other parts of the City such as the Gibson area, these two uses are adjacent to one another. This has created some friction which has been evident in both the West Ogden Community Plan and the Gibson Community Plan. The petition to allow limited, low-impact commercial ---PAGE BREAK--- 3 Ogden City Council Meeting: May 23, 2017 uses may serve as a buffer between the manufacturing uses to the south and west and the residential uses to the north and northeast. The Planning Commission report attached to this memo outlines in more detail the analysis of the C-1 and C-3 zones; however, it should be noted that the small box neighborhood commercial land use called for in the community plan may be achieved through more zoning options than just the C-1 zone. While the proposed office warehouse use is not allowed in the C-1 zone, the restrictions proposed through the conditional overlay would limit the impacts of a use included in the C-3 zone, i.e. office warehouse, to those typically associated with the C-1 zone and thus the small box neighborhood commercial land use called for in the community plan. May 9, 2017 The proposed community plan amendment was reviewed at the Council’s May 9, 2017 work session. No changes have been proposed as a result of that review. The current proposal is to amend the West Ogden Community Plan by adding one additional Vision Strategy to section 7, stating: 7.E. Consider rezoning properties along Binford and 27th that face or abut M-1 zoned properties to C-3/CO. Conditions shall include limiting uses to no outdoor storage or display, total building size to 20,000 square feet and individual tenant size to 6,000 square feet. The Planning Commission reviewed the petition at the March 15, 2017 meeting and forwarded a recommendation of approval to the Council with a 6-0 vote. The recommendation was made with the findings that changes have taken place in the neighborhood, the revisions do not alter the intent of the plan, and the change is consistent with the principles in the plan. Several comments were received both at the meeting and over the phone by Planning Staff. A summary of those comments is included in the transmittal document included as an attachment to this memo. ---PAGE BREAK--- 4 Ogden City Council Meeting: May 23, 2017 1. Transmittal 2. Ordinance 2017-25 3. Planning Commission Report 4. Petition 2017-7 Council Staff Contact: Glenn Symes, AICP (801) 629-8164 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 2017-25 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---