Disposition Summary

Approve the HI (Heavy Industrial) land use classification because it is compatible with the surrounding development and is a minor extension of this classification. The SP (Stream Protection) designation would be retained.

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Staff Recommendation

Approve the HI (Heavy Industrial) land use classification because it is compatible with the surrounding development and is a minor extension of this classification. The SP (Stream Protection) designation would be retained.

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PURSUANT TO THE GENERAL PLAN, PLANNING FRAMEWORK CHAPTER, THE PLANNING COMMISSION RESERVES THE AUTHORITY TO RECOMMEND LAND USE PLAN CHANGES BASED ON SUBSTANTIALLY CHANGED CONDITIONS. SUBSTANTIALLY CHANGED CONDITIONS INCLUDE (may meet any of these):

INTRODUCTION OF SIGNIFICANT NEW ROADS OR UTILITIES THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. No known new roads or utilities have been introduced to this area.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. There are no apparent errors or omissions in the Central City Sector Plan with regard to the subject property. However, the proposed plan amendment will be consistent with the existing I-H zoning district of the southern subject parcel, and the HI land use will be a minor extension of this classification from across Sutherland Avenue.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. There are no known changes in government policy pertaining to this area.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. This area south of Interstate 40 is characterized by longstanding industrial uses, as evident in historical aerial images from the 1060s and 1980s. The subject property has been used to produce cement and/or aggregate since 2018. The current heavy industrial use is inconsistent with the LI classification for both parcels and the I-G district of the northern parcel. The proposed HI classification will be consistent with the area's development trend and trucking traffic.

OTHER CONSIDERATIONS:
1. The subject property meets the location criteria of the HI classification. It is in an existing industrial area within one mile of an interstate interchange with access via Sutherland Avenue, a minor arterial street. It is adjacent to a railroad and has no direct access to any residential street. The majority of the property is relatively flat, and it is of regular shape and sufficiently large to accommodate heavy industrial activities. Lastly, there is adequate utility infrastructure in this area.