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1 Ogden City Council Work Session: May 9, 2017 PROPOSED AMENDMENT TO THE WEST OGDEN COMMUNITY PLAN Purpose of Work Session: To review the proposed community plan amendments Planning CommissionRecommendation Approval the amendment (6-0) Executive Summary 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. Background The petitioner, Mark Kitchen, owns Voyager Trailers, 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. ---PAGE BREAK--- 2 Ogden City Council Work Session: May 9, 2017 The West Ogden Community Plan was developed through 2013 and adopted in 2014. The plan, being one of the more recent plans, had 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 much 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, aren’t 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 and this has been evident in both the West Ogden Community Plan and the Gibson Community Plan. ---PAGE BREAK--- 3 Ogden City Council Work Session: May 9, 2017 The petition to allow limited, generally low-impact commercial 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 that 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. Current Proposal 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. Planning Commission 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. Public Comments 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. Questions for Adminis 1. Please discuss reasons in the plan for waiting until the interchange was approved before allowing commercial changes in the area. ---PAGE BREAK--- 4 Ogden City Council Work Session: May 9, 2017 2. Please discuss some of the challenges or concerns with developing commercial property prior to the development of the interchange. 3. Please discuss the other site restrictions required for development in addition to the conditions included with the conditional overlay that would limit the impact of commercial development on the adjacent residential uses. Issues for the Council Changes to community plans are not uncommon; however, in most cases, the community plan is older and changes in the community have taken place that necessitate relooking at the initial policies adopted with the plan. In this case, the West Ogden Community Plan is only a few years old and there have been relatively few significant changes in West Ogden from the time the plan was developed. One issue for the Council to consider is whether changes to a plan adopted so recently are appropriate. The Council should also consider the timeline included in the plan for development of the commercial land use element. The approval and construction of the 24th Street interchange is anticipated within the next few years; however, the actual timeline is not known. The Council should consider how strictly this timeline should be adhered to. In this case, there is an existing business owner who wishes to expand and develop in this community. The Council needs to balance the needs and interests of those living in and investing in the community who wish to expand commercial uses with the goal adopted in the plan to wait for the interchange to allow large scale commercial development and a more coordinated planning effort for such. In addition to the considerations regarding the amendments to the timing of commercial development in the plan, the Council should consider whether the proposed conditions included in the conditional overlay are sufficient to meet the intent of the small box neighborhood commercial land use called for in the plan. The conditions include limitations on overall building size as well as tenant space size. The conditions also include a restriction on outdoor storage and display. The Council will need to determine if these conditions, in addition to the site development standards included in the underlying zone, are sufficient to limit the impact of commercial development on adjacent residential uses. ---PAGE BREAK--- 5 Ogden City Council Work Session: May 9, 2017 Attachments 1. Transmittal 2. Ordinance 3. Planning Commission Report 4. Petition 2017-7 Council Staff Contact: Glenn Symes, AICP (801) 629-8164 ---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--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---