Planning Commission Minutes 2016 06 23

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Planning Commission Meeting Minutes June 23, 2016 Page 9 of 30 A.The comprehensive development plan of the city will be considered in determining whether an annexation will be approved. Questionable. D.Zoning of the area to be annexed shall be reasonable in terms of existing city zoning classifications and shall be considered by the city planning commission. Met. Staff Recommendations: Staff recommends Planning Commission move to deny Resolution No. 16, Series 2016, rezoning Lot 1, Block 3, Business Center at CTC and amending the Business Center at CTC General Development Plan. If approved, Staff recommends the following condition: 1. The Louisville Commercial Development Design Standards and Guidelines shall remain the applicable development standards for Lot 1, Block 3, Business Center at CTC. Commission Questions of Staff. - Moline says based on your presentation, it would be remiss of the PC to approve a rezoning. If we approve a rezoning, how would we do that in a way that has met the code? Robinson says two of the four criteria could allow rezoning, and two are matters of judgement. If you disagree with Staff's interpretation, you can make some reasonable points to disagree. The first is #2 talking about the change. The response from the applicant mentions what has been going on recently in the CTC and why it should allow this rezoning. The second is #4 which goes to the annexation criteria. Staff thinks D is met and A is questionable. The Comp Plan calls for the CTC to be an industrial park which is what the applicant wants to do with this property. The Comp Plan also calls for some mix of other commercial uses. If this property is rezoned, there is still one property zoned Commercial. There are also commercial uses allowed by Special Review Use (SRU) in Industrial zoning. It does not preclude the possibility of any commercial use in the CTC. Those are the questions the PC should be considering and if the PC wants to approve it, this is where there is possibility. Moline says if we keep this zoned Commercial and it will be one of two remaining lots left in the subdivision, how viable is just two commercial lots in an industrial park. Robinson says it depends on how they will be developed. Commercial allows retail uses such as a restaurant or convenience store. The P-C zone allows office use. Moline says the Udi's used to be up there on 104th and had a retail/commercial component. The Industrial zoning must allow for some of that use. Robinson says restaurants are allowed as a SRU in the Industrial zone district. The PC recently approved the climbing gym and brew pub through SRU in the CTC. Tengler says relative to the four criteria for the rezoning, is that an "or" between 1, 2, 3, and 4? Robinson says yes. Tengler says last year, we approved the rezoning of a lot immediately to the south. What was different about that? Robinson says it is further off of Highway 42 and likely less viable as a commercial use. It was originally half Industrial and half Commercial and was then rezoned all Commercial. Tengler says we appear to have painted ourselves into a corner by allowing that lot and now pushing back on this one. My recollection is that the Udi's closed because they did not make it commercially and therefore, closed down the retail portion. Robinson says I cannot speak for what happened exactly, but I heard they needed the space for their commercial baking operations. Tengler says Crystal Springs seems to be doing reasonably well out there from a retail standpoint. Are you aware of anybody else having anything going on in the CTC after hours? Robinson says no. Rice says as it's currently zoned, what could be built there? Robinson says a broad range of things can be built from any retail or service business, office, daycares, restaurants, hotels, or senior care facilities.