Indian Trail Town Council

Planning BoardJanuary 17, 2012

Call to Order• Roll Call• Approval of the minutes

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ZM2011-003

Sun Valley Commons Phase III

Old Monroe Road

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Request• Rezone one 0.488 acre parcel from

Single Family Residential-1 (SF-1) to General Business District (GBD)

• Village Center Overlay Zone – remain unchanged

• Intent of GBD – Provide goods and services to the entire town– Wide variety of commercial uses – Create appealing shopping environment

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Aerial Map

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Current Conditions

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Sun Valley Commons

Subject Property

Surrounding Zoning

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Rezone Considerations• Uses identified within the proposed

zone• GBD

– By right– By Special Use Permit

• Comprehensive Plan– Consistent with the vision

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Comprehensive Plan• Village Center of the Sun Valley

Suburban Mix Area– Village Center –opportunity to create a

sense of place and fulfill vision of Comp Plan

– Concentrate commercial uses around intersection

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Village Center Map

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Village Center Example

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Land Use Mix

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Land Use Current Base Percent Base Flexibility FactorLow Density Residential

2.25% 7% +2

Medium Density Residential

51.35% 60% -5

High Density Residential

2.91% 8% +/-2

Multi-Family Residential

0.42% 3% +/-1

Parks/Open Space/ Agriculture/ Forest

3.94% 6% -

Institutional 6.38% 7% +2

Retail 4.40% 2% -

Office 1.00% 2% -

Boulevards/Thoroughfares

5.09% 5% -

Industrial 2.43% - -

Market Study

• Indicates Demand For Retail Goods/Services Exceeds Supply

• Addition of 0.488 Acres of Retail Space is Justified Within Village Center

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Staff Opinion• Findings• 1.3.1 Quality of Life and 1.3.2 Land

Use– Promotes mix of different land uses– Consistent with existing conditions– Balanced tax base

• Recommend approval of rezoning the subject property from SF-1 to GBD.

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Planning Board Next Steps• Receive report and public comment• Make required findings• Recommendation

– Approve as presented– Approve with modifications– Disapprove– Request more information

Questions?15

ZT2011-011

Chapter 530 Industrial Districts

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Overview• Request to Re-examine L.I. District

Sections 530.010 District Description, 530.020 Use Table, 530.040 Applicable Regulations, and 1620 General Definitions of the UDO

BIG PICTURE• Permit Ancillary Service Uses within

business parks in the Light Industrial district

• Ancillary Service Uses provide services to business park employees or to the businesses themselves

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Chapter 530 Amendments List of Ancillary Service Uses

• Mailing, Copying, and Blue Print Services

• Employment Agency

• Secretarial Services

• Telephone Answering Service

• Dry Cleaning, Shoe and Apparel Repair

• Day Care Center• Bakery• Health

Clubs/Fitness• Delicatessen• Restaurant (no

drive thru)

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Chapter 530 AmendmentsUse Approval

• Nearly all would be Permitted by Right

• Day Care Centers would be subject to a Special Use Permit (SUP) approval by Board of Adjustment– Ensure a comprehensive review due to

sensitive nature of use– Opportunity for public comment

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530 AmendmentsApplicable Standards-Size Limitations

• All Ancillary Service Uses combined within a business park limited to 20% of total built square footage in park.

• Industrial Ventures Example:– Approx. 1m sq. ft. of building space– Limited to 200k sq. ft. of Ancillary

Service uses• Intent is to maintain industrial/major

employment character of business parks.20

530 AmendmentsApplicable Standards-Day Cares

• Separate industrial and day care vehicular access, parking, and circulation areas

• Provide safe pedestrian circulation route between day care parking area and building

• May not locate adjacent to an existing industrial use that would create light, noise, odor, traffic, or other conflicts

• May not locate within multi-tenant building

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1620 AmendmentsBusiness Park Definition

A defined area of land with multiple employment-generating establishments in fields such as manufacturing, processing and assembly, warehousing, distribution and service enterprises, office, and ancillary service establishments. Business parks are typically defined by common or shared development features that may include, but are not limited to architectural design, landscaping, signage, roadway access, stormwater management, and other features. A single, standalone building located outside a park environment would not be considered a business park.

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Staff Opinion• Findings• 1.3.2 Land Use

– Promotes mix of different land uses– Strengthen business parks– Balanced tax base

• Recommend approval of proposed UDO amendment

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Planning Board Next Steps• Receive report and public comment• Consider whether consistent with

Comp. Plan and best interest of public

• Make required findings• Recommendation

– Approve as presented– Approve with modifications– Disapprove– Request more information

Questions?24

Other Business

• Other Business • Planning Report

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Adjournment

Planning BoardJanuary 17, 2012

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