Rezoning application 600 West Main.pdf

8/10/2019 Rezoning application 600 West Main.pdf

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.. . . .t Q / ,Q (\\Q ity of Troy

u ~

MEMORANDUM

TO:

FROM:

DATE:

SUBJECT:

Mrs. Baker President, Troy City Council

Sue Knight, for the Troy Planning Commission

December 11, 2014

REPORT OF THE PLANNING COMMISSION ON A REZONING APPLICATION - 600 WEST MAINSTREET 40 PARCELS TOTAL} FROM TO M-2, LIGHT-INDUSTRIAL DISTRICT, TO OC-1, OFFICE-COMMERCIAL DISTRICT; THE AREA PROPOSED TO BE REZONED CONSISTS OF TEN PARCELS

LOCATED ALONG NORTH ELM STREET (BETWEEN WASHINGTON STREET AND WEST WATERSTREET} FIVE PARCELS LOCATED ALONG THE INTERSECTION OF WEST WATER STREET ANDADAMS STREET AND 25 PARCELS THAT ENCOMPASS THE 600 WEST MAIN STREET LOCATION.

On December 10, 2014, the Troy Planning Commission considered the rezoning of 40 parcels that make up theformer ITW/Hobart Brothers site, with the general address of 600 West Main Street, from the zoning of M-2, LightIndustrial District, to the zoning of OC-1 Office-Commercial District. The owner of the property is the HobartBrothers Company; the City of Troy is the applicant.

Ten parcels are located along North Elm Street (between Washington Street and West Water Street), five parcelsare located along the intersection of West Water Street and Adams Street, and 25 parcels encompass the 600West Main Street location.

The Commission had received a report of City staff, which was reviewed as part of the meeting discussion. Acopy of the packet provided to the Commission is attached.

It was commented at the meeting that the City reached out to the property owner for a rezoning of the area thatwill complement the commercial district and respect the nearby residential uses. Staff reviewed with theCommission that the proposed OC-1 Office-Commercial District zoning will fit best into this mixed use area, as OC-1 zoning is designed to accommodate a mixture of office and commercial uses consisting of groupings ofprofessional type uses and the district is designed and intended to act as a buffer and is intended to be mappedalong major thoroughfares as a transitional area between nonresidential and residential uses. The OC-1 zoningdoes not permit residential development in this district; however, it does allow residential uses on the second

story or above. Further, the OC-1 district limits commercial uses that are envisioned to prevent disruption to thesurrounding existing residential neighborhoods and the OC-1 zoning will protect the surrounding residences fromthe more intensive uses that are currently allowed in the M-2 zoning district. The Comprehensive Plan s FutureLand Use (Figure 14-2) shows this area as it currently is (industrial) and the surrounding land uses to remain thesame, as a mix of commercial, government, residential and recreational uses. Retaining the industrial zoning doesnot fit well with the adjoining mix of uses. Staff advised the Commission of the staff opinion that adjoiningproperties will benefit from the positive impact of the proposed OC-1 zoning as it permits the greatest flexibilityto the reuse of the property while complementing the existing commercial uses and protecting the surroundingresidential zoning districts. The owner concurs with the rezoning to OC-1.


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MEMOPAGE TWO

The Planning Commission determined not to hold a public hearing on this rezoning application.

By unanimous vote, the Troy Planning Commission recommends to Troy City Council th t the rezoning requestidentified as 600 West Main Street (40 parcels total) from to M-2, Light-Industrial District, to OC-1 OfficeCommercial District, be approved, based on the findings of staff that:

o The proposed rezoning is consistent with the Zoning Code s inten t to separate incompatible land uses;o The proposed rezoning will complement the existing commercial zoning districts and provide flexibili ty for

future development; ando The OC-1 zoning district will act as a buffer from the surrounding commercial zoning district to the

surrounding residentially zoned neighborhoods.

This request is forwarded herewith to Council for consideration.

The Public Hearing before Council has been set for the January 20 2015 meeting of Council.

The following information will be attached as part of this report:

Information provided by City staff, which included the report of staff, which includes a listing of theprincipal permitted uses for both the M-2 and OC-1 Zoning Districts, a listing of the OC-1 uses notpermi tted under M-2, and a listing of the M-2 uses not permitted under OC-1 zoning.

A listing of the 40 parcels. Copy of the dra ft minutes of the December 10 meeting of the Planning Commission regarding this

rezoning application .

Encl.


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TO: Troy Planning CommissionFROM: Planning staffDATE: December 10, 2014SUBJECT: Rezoning: 600 West Main Street Surrounding PropertiesOWNER: Hobart Brothers CompanyAPPLICANT: City of Troy

BACKGROUND

The City of Troy has applied, on behalf of Hobart Brothers Company, for PlanningCommission to consider the rezoning of 40 parcels from the M-2 Light-Industrial Districtto the OC-1 Office-Commercial District. A list of the parcels, as well as, a maphighlighting the parcels of the proposed rezoning has been attached to this report.

The area of the rezoning is broken into 1 parcels located along North Elm Street(between Washington Street and West Water Street), five parcels along the intersection

of West Water Street and Adams Street, and 25 parcels that encompass the 600 WestMain Street location.

The surrounding zoning districts include B-2 General Business District to the south, amixture of B-2 General Business District and R-7 Multi-Family to the east, R-6 TwoFamily Residential to the west, and M-2 Light-Industrial to the north.

DISCUSSION

The razing of the old Hobart Brothers building has left an opportunity for redevelopmentin the heart of our community. This area was once dominated y industrial uses but has

since grown into a mixture of commercial and residential uses. The City has reached outto the property owner for a rezoning of the area that will complement the commercialdistrict and respect the nearby residential uses. A rezoning from the M-2 Light-Industrialdistrict to the OC-1 Office-Commercial district will fit harmoniously into this mixed usearea.

The Zoning Code describes the OC-1 Office-Commercial district as designed toaccommodate a mixture of office and commercial uses consisting of groupings ofprofessional, research, executive, administrative, accounting, clerical, stenographic andsimilar uses. This district is designed and intended to act as a buffer and is intended tobe mapped along major thoroughfares as a transitional area between nonresidential andresidential uses. The OC-1 district does not permit residential development in thisdistrict; however, it does allow residential uses on the second story or above.

The OC-1 district limits commercial uses that are envisioned to prevent disruption to thesurrounding existing residential neighborhoods and the rezoning will protect thesurrounding residences from the more intensive uses that are currently allowed in the M-2 zoning district. Attached to this report are the permitted uses as described y the OC-1zoning district and the M-2 zoning district


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The Comprehensive Plan s Future Land Use (Figure 14-2) shows this area s it currentlyis (industrial) and the surrounding land uses to remain the same, s a mix of commercial,government, residential and recreational uses. The industrial use does not fit well withthe adjoining mix o f uses.

t is staffs opinion that adjoining properties will benefit from the positive impact of theproposed rezoning. The proposed OC-1 district permits the greatest flexibility to thereuse o f the property while complementing the existing commercial uses and protectingthe surrounding residential zoning districts.

n reviewing a rezoning proposal, Section 1139.07 outlines the criteria on which tobase decisions:

A) Whether the change in classification would be consistent with the intent nd purposeo f his Zoning Code.

The proposed rezoning is consistent with Zoning Code. As described in the ZoningCode, the purpose o f the OC-1 District is to accommodate a mixture of office andcommercial uses and is designed and intended to act s a buffet. The OC-1 district isintended to be mapped between nonresidential and residential uses.

B) Whether the proposed amendment is made necessary because o f changed or changingconditions in the area affected, and, i o, the nature o f such changed or changingconditions.

The proposed amendment is a result o f the razing o f the former Hobart Brother s buildingwhich was used to house an industrial use. This provides an opportunity forredevelopment in the downtown area to can promote commercial use but also respect thesurrounding residential neighborhoods.

C) Whether the uses that would be permitt ed on the property i t were reclassifiedwould be compatible with the uses permit ted on other property in the immediate vicinity.

Commercial uses would be permitted on this property and is permitted on surroundingcommercial properties already in existence. The intent is to eliminate the intrusiveindustrial uses and create a buffer for the adjoining commercial residential zoningdistricts.

D) Whether adequate utility, sewer, nd water facilities, nd all other needed publicservices exist or can be provided t serve the uses that would be permitted on a propertyi t were reclassified.

All utilities are provided.


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E) The amount o f vacant land that currently has the same zoning classification as isproposed for the subject property, particularly in the vicinity o f he subject property, ndany special circumstances, in any, that make a substantial p rt o f uch vacant landunavailable for development .

In the vicinity o the subject property, there is no available vacant land with the OC-1zoning classification.

F) Whether the proposed amendment would correct an error in the application o f hisZoning Code as applied to the subject property.

Not applicable in this request.

PUBLIC HEARING

Due to the straight forward nature o the rezoning request and the fact that City Council isrequired to hold a public hearing i the request proceeds on, staff does not feel that apublic hearing before the Planning Commission is warranted.

RECOMMENDATION

Staff is recommending that the Planning Commission recommend approval o therezoning from the M-2 Light-Industrial Zoning district to the OC-1 Office-Commercialdistrict, based on the following:

o The proposed rezoning is consistent with the Zoning Code s intent to separateincompatible land uses; andThe proposed rezoning will complement the existing commercial zoning districtsand provide flexibility for future development; and

o The OC-1 zoning district will act as a buffer from the surrounding commercialzoning district to the surrounding residentially zoned neighborhoods.


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Scheduled P lanning Commission Meeting(Held every 2nd and 4th Wednesday of the month at 3:30 p.m.)

Office Use Onl y

Date FiledDate Requested: Accepted by

Filing Fee PdApplicant(s) scheduled on the agenda will be notifiedReceipt#

APPLICAT ION IS DUE TWO (2) WEEKS PRIOR TO MEET ING

APPLICATION FOR ZONING AMENDMENTCITY OF TROY PLANNING COMMISSION(MUST BE TYPED OR PRINTED LEGIBLY IN BLACK INK)

: ' r

(READ SECTION 1139 OF THE ZONING CODE E F O ~ ECOMPl.,.ET ING APPLICATION). . . ' . .

An application for an amendment to the City of Troy, Ohio Zoning Code that would .change the . o h i i l ~ J "c l a ~ s i f i c a t i o nfor

the property located at . ~ ( ) f j,Aj.m@ifl IJutl J illfil/t S t1it>flcc/r .. . . '\ . .. . . ( treet Address) . . . .

being lot number(s) lff' a " f l t a e n ~ i l l ' J o nfilm5r from (Exisl fn ~Classification)to Propo{j/;_;;,JgClassifica.OWNER

Name _ - , _ , _ . . / 1 ~ h J ~ r k - - __._f;f-1.>.dtb '-+'1'+f-l- + ~ - M - ~ ~ ~ l f j . . , . . _

Address _ _ _ _ _ . 6 ~ f J , / - - - W ~ b ~ ,_.,.._(Vl-4'0'-J.-/_.._.,__,6,....... \ h_ i

City _l_f t.....,,v} -- state --;+U+'-L-lf

Zip Code - - - 4 L / . L - J _ 3 7 ~ J - - - - - - - -

Phone No.

Fax No.- Email - -

APP LICANT

Name

Address --L-lo}JL.4,; ,.._I = 'J......_r ___._('l)----'-'-'-li.--tf:::... .-J-__ __ _ C , , _ _ ~

City _1 _G . . . . . . . . , f ~ L

state ---'a +-ld...__ _ _ _ _ _ _Zip Code ___._V...__?J_;........,,,,_1

Phone No. 379 7lftlFax No.

Email

The applicant is t h e _ _ ~ ~ -Jh'-'--'-"',_.V(-v..l4'*'Cj-1.-I__,_.IJHcc; ga'-+#;f,__ of the property, which is subject to this application.tale thk)6ierest of the applicant)

PLEASE PROVIDE THE FOLLOWING:1 The reasons for seeking a change in the zoning classification or zoning text: Attach as EXHIBIT A .2 The legal description of the land proposed to be reclassified: Attach as EXH IBIT 11 B 11 3. A site plan prepared by a registered engineer, surveyor or architect in duplicate drawn to such scale as to clearly

show:a The actual dimensions of the subject property according to the recorded plat of such property, lot

numbers, it's present zoning classification, existing and proposed uses: Attach as EXHIBIT C .b The present zoning classification of all surrounding lands located within two hundred and fifty (250) feet

of the land proposed to be reclassified: Attach as EX HIBIT 'D .c A list (see example) of the names, addresses, and lot numbers of the owners of property within a radius

of two hundred and fifty (250) feet from the parcel or parcels of land proposed to be reclassified:Attach as EXH IBIT 'E

i Include one (1) copy of County Tax Mapsii Include two (2) sets of mailing labels

4 2 complete sets (Exhibits A-E) reproducible in a format no larger than 11 x175 Filing Fee of $150.00 made payable to the City of Troy

Page 1 of 2


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I HEREBY DEPOSE AND SAY THA T TH E ABOV E ST A TEM ENTS A ND THE STATEMENTS CONTAINED IN A

. THE EXHIBITS PREPARED BY ME AND TR ANSMITTED HER E_W_ TH_ 0 ,r ~~-: _ 4 ' F ' - .- /

L / (Applicant Signature

Subscribed and sworn to before me this } ~day ~ ) ) l . . B E - ; ,201 1_

My Commission Expires . f / ? . . - i . .J ~ z o} Z, , ' y p ' ,,, Month/DateN ear)CJ {J ,,,~ . . . . '(;J / t i

. ( q . ~ ~ ~ \ ( ; : : : ( ~JAMES A. DANDONotaryPublic Jg


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November 25, 2014

Mr. Rodney L. JonesDirector of Real Estate and ControllerIllinois Tool Works, fuc.3600 West Lake AvenueGlenview, IL 60026-1215

Dear Mr. Jones:

Director of Public Service SafetyJOOS. Market Street, P. 0 Box 3003Troy Ohio 45373-7303phone: 937) 335-1725/fax : 937) 339-8601pa tric k.tittering [email protected]

To follow up with our conversation last week, the City of Troy is interested in initiating the rezoning of the

parcels that collectively make up the site of the former Illinois Tool Works (ITW)/Hobart Brothersmanufacturing facility at 600 West Main Street. Those 31 parcels (a map of which is attached hereto) arecurrently zoned M-2 Light fudustrial District, which as you know is not compatible with the surroundingproperties and uses. The City desires to rezone those parcels to OC-1 Office Commercial District, whichwould allow compatible uses, as evidenced y the list of Principal Permitted Uses that is also attached.

I am requesting your signature below to demonstrate that ITW does not object to the City rezoning thoseparcels. Please note that the rezoning process will be completed y the City of Troy at no cost to ITW.

Sincerely,

Patrick E J. TitteringtonDirector of Public Service and Safety

attachments

cc:

Illinois Tool Works does not object to the City o f Troy Ohio initiating t itssole cost the rezoning o f he properties identified on the attached map.

Michael L Beamish, MayorJim Livingston, Law DirectorJim Dando, Development DirectorJ.C. Wallace, CEO/President, Troy Development Council


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OC 1 Principal Permitted Uses

Account ant s office .

Adult Family ome .

Apparel stores - retail sales.

Archit ect s office .

Art galleries and museums .

Artist , sculptor and composer studios .

Attorney s office .

Automobile parking garages.

Automobile parking lots.

Banks and financial institutions .

Barber and beauty shops .

Bed and breakfast.

Business, civic , fraternal assoc iation and labor meeting rooms.

Business and technical schools.

Day-care centers.

Drug stores - retail sales .

Engineer s office.

Family Home

Florists.

Food stores - retail sales.

Fost er Family Home.

Gift shops.

Government buildings, structures, or premises

Health studios and clubs .

Insurance agent s office .

Jewelry - retail sales.

Libraries.

Medical and dental laboratories .

Medical and dental office /clinic .

Mortuaries and funeral parlors .

Newsstand - retail sales .

Nurs ing homes.

Photo studios.

Private clubs.

Professional Offices not otherwi se mentioned.

Public parks , playgrounds and community centers.

Public utility .

Real estate broker s office.

Residential use on second story or above.

Retail and service uses .

Schools - primary , intermediate and secondary - public or private .

Seamstress and tailor.

Veter inary office - no boarding .

M 2 Principal Permitted Uses

Agricultural implement sales and service .

Agricultural uses.

Auction sales.

Automobile fuel dispensing station .

Automobile parking garages .

Automobile parking lots.

Automobile repair garages - including body work.

Bakeries - wholesale sales .

Beverage distributors and bottling plants.

Printing, publishing, binding and typesettingplants .

Private clubs.

Public utility.

Railroad stations , depots, train yards,classification yards and team tracks .

Research and engineering laboratories.

Sales offices and service centers .

Sawing and planning mills.

Sexuall y oriented business.

Sign painting and manufacture.

Bone, canvas , cellophane, clay, cloth , cork, feathers , felt - Stone products processing and manufacturing.manufacturing, assembling, compounding, or treatment (or any

Building material s ales and stora ge facilities.

Carpentry shops .

Cash advance businesses.

Cement block and formed products manufacturing.

Cold storage plants .

Commercial greenhous es and nurseries .

Cont ractor sales, storage and equipment yards.

Cremato riums (pet and human) .

Dairy and food product processing and packaging.

Driver training schools (trucks).

Dry cleaning - commercial.

Electrical and electronic products , components and equipment -manufacturing, assembling or repair.

Equipment rental services, including cars, trucks and trailers .

Exterminating services.

Fiber, fur , glass , hair , horn , leather , paper, plastics, rubber , precious orsemi-precious stone or metal , sheet metal , shell, textiles, tobacco, wax,

Foo d brokers - retail, wholesale and storage without processing .

Frozen food lockers.

Garden stores.

Government buildings , structures, or premises used exclusively be

federal , state , county , township, or municipal governments for public Government buildings, structures , or premises used exclusively byfederal, state, county , township or municipal governments for public

Heating, AIC electric and plumbing s ales, service and repair.

Liquid fuel, petroleum products, petroleum, and volatile oils - bulkstorage stations in accordance with Section l 143.18(g) hereof.

Machine shops, tool and die shops.

Machinery and heavy equipment rental , sales and storage.

Manufacturing, assembling or repair of medical, dental, optical andsimilar precision instruments or appliances.

Meat processing and packaging, exclusive of slaughtering .

Medical and dental laboratories .

Metal products, excluding structural steel and foundry products orproduct from previously prepared materials - manufacturing,

Moving and storage companies.

Musical instruments - manufacturing , assembling or repair.

Novelties, toys and rubber products - manufacturing , assembling orrepair.

P a w n shops

Pharmaceutical products , including cosmetics , toiletries and perfumes ,but excluding the manufacture of soap from raw materials or products

Pool Halls.

Tattoo parlors.

Truck fuel dispensing stations .

Tru ck repair facility.

Truck sales and service.

Truck washing facility.

Trucking and motor freight terminals.

Watches and clocks , including clock operateddevices - manufacturing, assembling or repair.

Water filtration plants and pumping stations.

Wholesale houses , warehouse and other storagefacilities


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OC 1 Office Commercial District uses not permitted inthe M 2 Zoning District

Accountant s office.

Adult Fami ly Home.

Apparel stores - retail sales.

Architect's office.

Art galleries and museums.

Artist, sculptor and composer studios.

Attorney s office .

Banks and financial institutions.

Barber and beauty shops.

Bed and breakfast.

Business, civic, fraternal association and labor meeting rooms.

Business and technical schools.

Day-care centers.

Drug stores - retail sales.

Engineer's office.

Family Home

Florists.

Food stores - retail sales.

Foster Family Home.

Gift shops.

Health studios and clubs.

Insurance agent's office.

Jewelry- retail sales .

Libraries.

Medical and dental office/clinic.

Mortuaries and funeral parlors.

Newsstand - retail sales.

Nursing homes .

Photo studios.

Professional Offices not otherwise mentioned.

Public parks, playgrounds and community centers.

Real estate broker's office.

Residential use on second story or above.

Retail and service uses.

Schools - primary, intermediate and secondary - public or private

Seamstress and tailor.

Veterinary office - no boarding.

M 2 Light Industrial District uses not permitted in the O

1 Zoning District

Agricultural implement sales and service.

Agricultural uses.

Auction sales.

Automobile fuel dispensing station.

Automobile repair garages - including body work.

Bakeries - wholesale sales.

Beverage distributors and bottling plants .

Pharmaceutical products, including cosmetics, toiletriesand perfumes. but excluding the manufacture of soap from

Pool Halls.

Printing , publishing , binding and typesetting plants .

Railroad stations, depots, train yards, classification yardsand team tracks.

Research and engineering laboratories.

Sales offices and service centers.

Sawing and planning mills.

Bone, canvas, cellophane, clay, cloth, cork, feathers, felt - Sexually oriented business.manufacturing, assembling, compounding , or treatment or any

Building material sales and storage facilities.

Carpentry shops.

Cash advance businesses.

Cement block and formed products manufacturing.

Cold storage plants .

Commercial greenhouses and nurseries.

Contractor sales, storage and equipment yards.

Crematoriums (pet and human).

Dairy and food product processing and packaging.

Driver training schools (trucks).

Dry cleaning - commercial.

Electrical and electronic products, components and equipment -manufacturing, assembling or repair.

Equipment rental services, including cars, trucks and trailers .

Exterminating services.

Fiber, fur, glass, hair, horn, leather, paper, plastics, rubber, preciousor semi-precious stone or metal. sheet metal. shell. textiles. tobacco.

Food brokers - retail, wholesale and storage without processing.

Frozen food lockers.

Garden stores.

Heating , AIC electric and plumbing sales, service and repair.

Liquid fuel, petroleum products, petroleum, and volatile oils - bulkstorage stations n accordance with Section 1143. 8(g) hereof.

Machine shops, tool and die shops .

Machinery and heavy equipment rental, sales and storage.

Manufacturing, assembling or repair of medical , dental, optical andsimilar precision instruments or appliances.

Meat processing and packaging, exclusive of slaughtering.

Metal products , excluding structural steel and foundry products orproduct from previously prepared materials - manufacturing,

Moving and storage companies.

Musical instruments - manufacturing, assembling or repair.

Novelties, toys and rubber products - manufacturing, assembling orrepair.

Pawn shops.

Sign painting and manufacture.

Stone products processing and manufacturing.

Tattoo parlors.

Truck fuel dispensing stations.

Truck repair facility.

Truck sales and service.

Truck washing facility.

Trucking and motor freight terminals.

Watches and clocks, including clock operated devices -manufacturing, assembling or repair.

Water filtration plants and pumping stations.

Wholesale houses, warehouse and other storage facilities


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LIST OF PARCELS ASSOCIATED WITH REZONING OF HOBART PROPERTY ON WEST MAIN STR EET-

. ...Owner : No . Parcel . r o 2 e r t ~ A d d r e s s MailingAddress . Land Use A.cre

1 D08 003610 HOBART BROTHERS CO 6 W MAIN ST 600 W MAIN ST TROY OH 45373 330 2.93

2 D08 003380 HOBART BROTHERS CO ADAMS ST ADAMS ST TROY OH 45373 330 0.05

3 D08 004950 HOBART BROTHERS CO ELM ST ELM ST TROY OH 45373 330 0.19


sD08 004980

HOBART BROTHERS CO ELM ST ELM ST TROY OH 45373 330 0.08








13 D08 005075 HOBART BROTHERS CO ELM ST ELM ST TROY OH 45373 330 . 0.24


15 D08 003370 HOBART BROTHERS CO JACKSON ST JACKSON ST TROY OH 45373 330 0

16 D08 091220 HOBART BROTHERS CO W MAIN ST MAIN ST TROY OH 45373 330 0.73

17 D08 005090 HOBART BROTHERS CO N ELM ST N ELM ST TROY OH 45373 330 0.1118 D08 005100 HOBART BROTHERS CO N ELM ST N ELM ST TROY OH 45373 330 0.11

19 D08 005110 HOBART BROTHERS CO N ELM ST N ELM ST TROY OH 45373 330 0.16



22 008 008490 HOBART BROTHERS CO N ELM ST N ELM ST TROY OH 45373 330 0.2


24 008 004940 HOBART BROTHERS CO WMAINST W MAIN ST TROY OH 45373 330 .0.11

25 008 004955 HOBART BROTHERS CO W MAIN ST 400 E TRAD SQ TROY OH 45373 330 0.48

26 008 003350 HOBART BROTHERS CO WATER ST WATER ST TROY OH 45373 330 0

27 008 003390 HOBART BROTHERS CO WATER ST WATER ST TROY OH 45373 330 0.08

28 008 003410 HOBART BROTHERS CO WATER ST WATER ST TROY OH 45373 330 0

29 008 003600 HOBART BROTHERS CO WATER ST WATER ST TROY OH 45373 330 0.59

30 008 004995 HOBART BROTHERS CO WATER ST 400 E TRAD SQ TROY OH 45373 330 0.49

31 008 005050 HOBART BROTHERS CO WATER ST WATER ST TROY OH 45373 330 0.04TOTA L ACRES 8.65

Note:

l i s t does not include 9 unidentified parcels numbers located within the address of 600 W. Main St.


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December 10 2014

A meeting of the Troy Planning Commission was held Wednesday, December 10, 2014, at 3:30 p.m. in

second floor conference room, City Hall, Vice-Chairman Thomas Force presiding. Also present were members -

Mahan, Titterington, Johnson, McGarry, and Beamish; Planning Staff - T Davis, S Brandon and D Puckett.

The minutes of the November 12 2014 meeting were approved.

REZONING REQUEST - 600 WEST MAIN STREET 40 PARCELS TOTAL) FROM TO M-2, LIGHT

INDUSTRIAL DISTRICT. TO OC-1. OFFICE-COMMERCIAL DISTRICT; THE AREA PROPOSED TO

REZONED CONSISTS OF TEN PARCELS LOCATED ALONG NORTH ELM STREET BETWEEN

WASHINGTON STREET ND WEST WATER STREET), FIVE PARCELS LOCATED ALONG THE

INTERSECTION OF WEST WATER STREET ND ADAMS STREET. AND 25 PARCELS THAT ENCOMPASS

THE 600 WEST MAIN STREET LOCATION; OWNER IS HOBART BROTHERS COMPANY; APPLICANT

CITY OF TROY. Mr. Davis commented that the City of Troy on behalf of Hobart Brothers Company has requested

the rezoning of 40 parcels from the M-2 Light-Industrial District to the OC-1 Office-Commercial District; the report of

staff (attached to original minutes) includes a list of the parcels (nine of which do not have parcels number due

prior replat and being built over), a map highlighting the parcels of the proposed rezoning; and information related

the allowed uses under both zoning categories. It is noted that this includes the location of the recently demolished

Hobart Brothers/ITW factory complex that carried the address of 600 West Main Street. He further reported that the

surrounding zoning districts include B-2 General Business District to the south, a mixture of B-2 General Business

District and R-7 Multi-Family to the east, R-6 Two-Family Residential to the west, and M-2 Light-Industrial to

north; the razing of the old Hobart Brothers building has left an opportunity for redevelopment in the heart of ou

community; this area was once dominated by industrial uses but has since grown into a mixture of commercial

residential uses, the City has reached out to the property owner for a rezoning of the area that will complement the

commercial district and respect the nearby residential uses; a rezoning from the M-2 Light-Industrial district to

OC-1 Office-Commercial district will fit harmoniously into this mixed use area; the Zoning Code describes the OC

Office-Commercial district as designed to accommodate a mixture of office and commercial uses consisting of

groupings of professional, research, executive, administrative, accounting, clerical, stenographic and similar uses ;

this district is designed and intended to act as a buffer and is intended to be mapped along major thoroughfares as

a transitional area between nonresidential and residential uses; the OC-1 district does not permit residential

development in this district; however, it does allow residential uses on the second story or above; the OC-1 dist

limits commercial uses that are envisioned to prevent disruption to the surrounding existing residential

neighborhoods and the rezoning will protect the surrounding residences from the more intensive uses that are

currently allowed in the M-2 zoning district; the Comprehensive Plan's Future Land Use (Figure 14-2) shows this

area as it currently is (industrial) and the surrounding land uses to remain the same, as a mix of commercia

government, residential and recreational uses; the industrial use does not fit well with the adjoining mix of uses;

it is staff's opinion that adjoining properties will benefit from the positive impact of the proposed rezoning as

proposed OC-1 district permits the greatest flexibility to the reuse of the property while complementing the existing

commercial uses and protecting the surrounding residential zoning districts. Regarding the Section 1139.07

outlines the criteria on which to base decisions, staff reported:


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A) Whether the change in classification would be consistent with the intent and purpose o this Zoning Code.

The proposed rezoning is consistent with Zoning Code. As described in the Zoning Code, the purpose of the

OC 1 District is to accommodate a mixture of office and commercial uses and is designed and intended to ac

as a buffet. The OC 1 district is intended to be mapped between nonresidential and residential uses.

B) Whether the proposed amendment is made necessary because o changed or changing conditions in the

area affected, and, i so, the nature o such changed or changing conditions.

The proposed amendment is a result o the razing o the former Hobart Brother's building which was used to

housean

industrial use. This providesan

opportunity for redevelopmentin

the downtown areato

can promotecommercial use but also respect the surrounding residential neighborhoods.

(C) Whether the uses that would be permitted on the property i t were reclassified would be compatible with

the uses permit ted on other property in the immediate vicinity.

Commercial uses would be permitted on this property and is permitted on surrounding commercial properties

already in existence. The intent is to eliminate the intrusive industrial uses and create a buffer for the adjoining

commercial residential zoning districts.

D) Whether adequate utility, sewer, and water facilities, and all other needed public services exist or can be

provided to serve the uses that would be permitted on property i it were reclassified.

All utilities are provided.E) The amount o vacant land that currently has the same zoning classification as is proposed for the subject

property, particularly in the vicinity o the subject property, and any special circumstances, in any, that make

substantial part o such vacant land unavailable for development.

In the vicinity of the subject property, there is no available vacant land with the OC 1 zoning classification.

F) Whether the proposed amendment would correct an error in the application o this Zoning Code as applied

to the subject property.

Not applicable in this request.

Staff did not recommend a public hearing be held by the Commission due to the straightforward nature o

the rezoning request and the fact that City Council is required to hold a public hearing if the request proceeds on.

Staff recommended that the Planning Commission recommend approval o the rezoning from the M-2 Light

Industrial Zoning district to the OC 1 Office-Commercial district, based on the following:

o The proposed rezoning is consistent with the Zoning Code's intent to separate incompatible land uses; and

o The proposed rezoning will complement the existing commercial zoning districts and provide flexibility for

future development; and

o The OC 1 zoning district will act as a buffer from the surrounding commercial zoning district to


Discussion: Mr. Force asked about the Troy Lumber Property, located adjacent to the site of the proposed

rezoning, and was advised that Mr. Goodall, owner o Troy Lumber, now owns that site; that he was contacte

about being included in the rezoning and advised that while he supported the redevelopment o the site, at this tim

he did not want to include his property in the area proposed to be rezoned. In response to Mayor Beamish, it w

stated that as OC 1 allows residential units on a second floor, this could be a benefit for the land to be m

marketable and the OR zoning permits uses that may be more disruptive to the neighborhood. Mr. McGarry state

he was pleased to see that the city is taking the initiative on this rezoning proposal.


17/17

PUBLIC HEARING: A motion was made by Mayor Beamish, seconded by Mrs. Mahan, that the Planning

Commission not holds a public hearing, noting that one will be held by Council.

MOTION PASSED, UNANIMOUS VOTE

REZONING REQUEST: A motion was made by Mr. McGarry, seconded by Mrs. Johnson, that the

Planning Commission recommends to Troy City Council that the rezoning request identified as 600 West Ma

Street (40 parcels total) from to M-2, Light-Industrial District, to OC-1, Office-Commercial District, be approv

based on the findings of staff that:

The proposed rezoning is consistent with the Zoning Code s intent to separate incompatible land uses; and

The proposed rezoning will complement the existing commercial zoning districts and provide flexibility for

future development; and

The OC 1 zoning district will act as a buffer from the surrounding commercial zoning district to


MOTION PASSED, UNANIMOUS VOTE

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Rezoning application 600 West Main.pdf

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