Staff: proposed Forum area PD for light‑industrial warehouses conflicts with future land‑use map; variances and conditions outlined

Planning staff presented a joint comp‑plan amendment and Planned Development request to allow light‑industrial warehouses in the area south of Mayfield east of South Forum (near Traders Village). The applicant proposes three large warehouses and one smaller warehouse with outside storage; staff said this proposed industrial use does not align with the city's future land‑use map and therefore staff is unable to support the zone change as submitted.

"Staff is unable to support the zone change because the proposed use does not align with the future land use map," a staff member said. Staff reviewed four initial variances the applicant requested (open space, outside storage proximity, parking maximum, and omission of landscape islands) and said the applicant is working to remove two of those variances by altering the plan. Staff also said the applicant provided a letter from the airport indicating no objection to the proposed nonresidential use at that location.

Staff recommended a set of conditions if the commission chooses to recommend approval to the city council: compliance with Appendix X open‑space standards, prohibition of a driveway off Form Drive, submittal and approval of a noise study (with public health to review once tenants are known), approval of dumpster enclosure design by solid‑waste staff, a requirement that outside storage accessory uses obtain a separate SUP, minimum setbacks and screening for outside storage, and internal parking‑lot landscaping standards. Staff reported it sent 130 notices and received 13 letters of opposition (6 unique addresses) raising concerns that the area should remain residential, that warehouses would increase traffic, and that nearby residents find such uses undesirable. The applicant is expected to present at the regular meeting public hearing and staff will provide printed public comments to the commission.