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Planning board approves rezoning of vacant parcel near Vine Street from mixed-use to industrial business
Summary
The Planning Advisory Board voted to recommend approval of Ordinance 25-03 to change 2.69 acres from mixed use urban corridor (T5U) to industrial business (IB), citing compatibility with nearby industrial park uses and form-based code limitations.
The Planning Advisory Board on Wednesday recommended approval of Ordinance 25-03, a zoning map amendment to change the designation of a vacant 2.69-acre parcel (ID 1925290000000140000) from mixed use urban corridor (T5U) to industrial business (IB).
Planning staff said the parcel was previously assigned a highway commercial zoning before the city adopted the form-based code in 2020. Staff told the board that the form-based T5U designation limits certain industrial uses — for example metal-clad warehouse buildings — that are appropriate in the area and permitted under the IB district. "The form based code is pretty open, but it's more so open for commercial uses, whereas industrial uses are kind of more regulated and not recommended in that zoning district," planning staff said.
Staff said the rezoning is intended to provide consistency with surrounding industrial park uses and with the Vine Street overlay's future land-use vision. The report cited compliance with the comprehensive plan and referenced development standards: maximum density of 40 units per acre and a potential floor-area ratio up to 6. The Development Review Committee recommended approval on 03/18/2025.
Board members raised concerns that repeated rezonings around the airport and in the Vine Street area are reducing the area designated for mixed-use (T5U), potentially in tension with comprehensive-plan goals that encourage multimodal, walkable, mixed-use development. One board member said the change "feels like we're systematically eating away at the T5U zone," and urged the city to consider revising the land development code to allow conditional industrial uses in the T5U where appropriate.
Other board members and staff said IB is an appropriate zoning for light industrial uses near commercial and residential areas and that concentrating industrial activity can help keep heavy truck traffic contained to suitable corridors.
A motion to approve the zoning map amendment carried on a voice vote. Diana moved to approve; Rebecca seconded. No opposing votes were recorded in the transcript.
The board's recommendation will be forwarded to the City Commission for final action; zoning change does not in itself authorize development, which will require separate permitting and site review.
