# 10 ) AMP-02-16 COLEMAN AIRPARK II & III

MIXED-USE EMPLOYMENT TO HEAVY INDUSTRIAL

PUBLIC HEARING

# 11 ) ZN-03-16 COLEMAN AIRPARK II & III

M-1, BUSINESS PARK INDUSTRIAL DISTRICT TO M-2, GENERAL INDUSTRIAL DISTRICT

PUBLIC HEARING

STAFF REPORT

To: Planning Commission Meeting date: February 10, 2016 Item: AMP-02-16 and ZN-03-16 Prepared by: Marc Jordan GENERAL INFORMATION:

Applicant: DND Holdings, LLC Property Owner(s): DND Holdings, LLC Requested Action: Amend the Comprehensive Plan Land Use Map

from Mixed-Use Employment to Heavy Industrial

Reclassification from an M-1, Business Park Industrial District to an M-2, General Industrial District

Purpose: To amend the land use plan and zoning map to

an industrial designation Location: Northeast corner of Coleman Street and Evans

Avenue Parcel Number(s) 139-17-611-005 and 139-17-611-007 Lot Area: 19 + acres Comprehensive Plan: Mixed-Use Employment Existing land use and zoning: Undeveloped, M-1, Business Park Industrial

District

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Surrounding land use and zoning: North: Chelten House Products and Undeveloped; M-1,

Business Park Industrial District West: Office/Warehouse; M-1, Business Park Industrial District East: Bigelow Aerospace; PUD, Planned Unit Development District South: Annie L. Walker Park and Single-Family Residential; R-1, Single-Family Low Density District

BACKGROUND INFORMATION: The applicant is requesting Planning Commission consideration to amend the Comprehensive Land Use Map from Mixed-Use Employment to Heavy Industrial and reclassify the subject site from the M-1, Business Park Industrial District to the M-2, General Industrial District. The subject site is located at the northeast corner of Coleman Street and Evans Avenue. According to the applicant’s letter of intent, the proposed amendments to both the Land Use Plan and Zoning would allow development of the site with approximately 310,000 square feet of warehouse space and approximately 136,000 square feet of outdoor storage. According to the site plan submitted with the accompanying request (WAV-01-16) one (1) large warehouse building of approximately 160,000 square feet and 45 smaller multiple tenant buildings and storage areas are proposed for the subject site. The applicant has also submitted a request (WAV-01-16) to waive parking and landscaping for the proposed development. That application is also on this agenda for Planning Commission consideration. The applicant has indicated that a neighborhood meeting was held on December 28, 2015, at 6:15 p.m. at the Centennial Hills YMCA. According to the sign in sheet provided by the applicant, approximately seven (7) people attended the meeting. The summary sheet indicates there were concerns regarding the change in zoning, types of uses such as chemicals and medical marijuana, and traffic concerns regarding large trucks, cars and delivery trucks. The notes on the summary sheet also indicated the proposed change in land use does not compliment the neighborhood nor provide any neighborhood services to seniors or children. (Note: Title 17 requires neighborhood meetings to be held at a place that is convenient and generally accessible to neighbors that reside in proximity to the land subject to the application. The location of the neighborhood meeting was approximately seven miles from the subject site and located within the City of Las Vegas.) DEPARTMENT COMMENTS:

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Public Works: No comment. Fire Prevention Division: Please see the attached memorandum. Clark County Department of Aviation: Please see the attached letter.

ANALYSIS: According to the City of North Las Vegas 2006 Comprehensive Master Plan the characteristics and location for Mixed-Use Employment (the current land use) should be located near collector or arterial streets or transit facilities. The intent is to create an employment center environment that also offers convenient opportunities for access to goods and services, restaurants, places to live, parks, open space and civic uses. Mixed-Use Employment areas are predominantly employment areas (light industrial, professional services, and office uses). Secondary uses may also include a variety of retail and service uses, medium and higher density residential uses and live-work units, open space, parks, plazas, and other public or quasi-public uses. The characteristics and location for Heavy Industrial (proposed land use) land use are generally located within close proximity of the major transportation infrastructure of I-15 and the Union-Pacific rail line. These uses are heavier in traffic, noise, processes, or some other factor which requires adequate separation of use from residential areas. The primary uses are higher-intensity industrial activities including manufacturing, processing, warehousing, storage, and shipping. Secondary uses include supporting uses, including offices, and commercial uses supporting industrial development. The purpose of the M-1, Business Park Industrial District (current zoning) is to accommodate light industrial uses, offices, and warehousing in a comprehensively planned and attractive setting while minimizing the amount of non-industrial uses. The purpose of the M-2, General Industrial District (proposed zoning) is to provide for the development of uses that, because of the nature of their operation, appearance, traffic generation, or emission, would not be compatible with land uses in most other zone districts, but which, nevertheless, are necessary and desirable activities in the City. Approval Criteria: (Comprehensive Plan Amendments) Recommendations and decisions on comprehensive master plan amendments may be approved if the City Council finds the proposed amendment will not diminish the supply of essential land uses in the City, including industrial zones that provide a critical employment base for the City, and that the proposed amendment meets at least one of the following:

(1) The proposed amendment is based on a change in projections or assumptions

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from those on which the comprehensive master plan is based;

(2) The proposed amendment is based on identification of new issues, needs, or opportunities that are not adequately addressed in the comprehensive master plan;

(3) The proposed amendment is based on a change in the policies, objectives, principles, or standards governing the physical development of the City;

(4) The proposed amendment may result in unique development opportunities that will offer substantial benefits to the City; or

(5) The proposed amendment is based on an identification of errors or omissions in the comprehensive master plan.

The Master Plan of Streets and Highways designates both Coleman Street and Evans Avenue as 60-foot rights-of-way. Clayton Street is shown as an 80-foot right-of-way. Both Coleman Street and Evans Avenue are defined as “local streets” and by definition are designed to provide vehicular access to abutting properties and to discourage through traffic. Clayton Street is defined as a “collector street” and by definition carries (collects) traffic from local streets and connects with minor or major arterial streets. The streets are not designated as industrial corridors for heavy industrial uses. The surrounding land uses to the north, east, and west are Mixed-Use Employment. The land uses to the south are Open Space and Single Family Low. The proposed amendment to the Comprehensive Plan does not warrant a change as the criteria and objectives used during the creation of the current Comprehensive Plan, to protect the land uses to the south and to create compatible land uses, have not changed. The applicant has not identified any new issues in the area or to the subject site, and there have not been any changes in policies, objectives, principles or standards that would support an amendment. The applicant still has the opportunity to develop the subject site with light industrial uses, including office-warehouse uses without outside storage yards. The addition of outside storage is not unique as there are several areas available for business within the City that have outside storage. Lastly, staff is not aware of any errors or omissions to the Comprehensive Plan that need to be addressed with this application. The existing land use of Mixed-Use Employment is consistent with the surrounding land uses, including the Employment land uses that continue further south to Carey Avenue. Approval Criteria: (Zoning Map Amendments) The City Council may approve zoning map amendments, and the Planning Commission may recommend approval, if the zoning map amendment meets all of the following criteria:

(1) The rezoning will promote the public health, safety, and general welfare;

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(2) The rezoning is consistent with the comprehensive master plan and the purposes of this Code;

(3) The rezoning is consistent with the stated purpose of the proposed zoning district(s);

(4) Facilities and services (including roads and transportation, water, gas, electricity, police and fire protection, and sewage and waste disposal, as applicable) will be available to serve the subject property while maintaining adequate levels of service to existing development;

(5) The rezoning is not likely to result in significant adverse impacts upon the natural environment, including air, water, noise, storm water management, wildlife, and vegetation, or such impacts will be substantially mitigated;

(6) The rezoning is not likely to result in significant adverse impacts upon other property in the vicinity of the subject tract; and

(7) Future uses on the subject tract will be compatible in scale with uses on other properties in the vicinity of the subject tract.

Staff is not supporting the amendment to the Comprehensive Plan. As a result, the proposed reclassification (rezoning) is not supported by the current land use designation. In addition, the proposed zoning may have an adverse impact, creating incompatible uses, traffic, noise, and appearance to the surrounding land uses. The surrounding land uses include office/warehouse uses without outside storage, and a park and residential. The area is currently supported by the Comprehensive Plan or current zoning to contain a mix of employment related uses contained either in office/warehouse buildings or office buildings. The addition of storage yards is not consistent with the character of the area or surrounding land uses. Furthermore, the proposed request would be considered as “spot zoning.” Spot Zoning can be defined as the process of singling out a small parcel of land for a use classification totally different from that of the surrounding area for the benefit of the owner and to the detriment of other owners. Essentially spot zoning is the antithesis of planned zoning and good development practices. One of the purposes in adopting a Comprehensive Plan is to identify the long term planning objectives and addressing community needs for the City. The plan ensures orderly development that is compatible with the built environment without negatively impacting surrounding properties. The applicant has not indicated how the proposed amendments to the Comprehensive Plan and Zoning would have a beneficial impact. Rather, the proposed amendments would create an island containing a different land use which could set a precedent that would impact the properties further south, and possibly impact additional developed residential properties.

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RECOMMENDATIONS: The Community Development and Compliance Department recommends that AMP-02-16 and ZN-03-16 be denied. (Note: The amendment to the Comprehensive Plan is automatically forwarded to the City Council for final consideration. The rezoning request is only forwarded if recommended for approval by the Planning Commission.) ATTACHMENTS: Fire Prevention Memorandum Clark County Department of Aviation Letter Letter of Intent Boundary Map Neighborhood Meeting Summary Clark County Assessor’s Map Location and Comprehensive Plan Map Location and Zoning Map