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An alternative to the proposed rezonings is to merge the Industrial and Rural Industrial as Industrial and the B-i Business and Rural Business as B-1 Business. The regulations between RI and I and B-1 and RB are so close that I believe these four zoning designations could be merged into two -- Industrial and B-1 Business. The permitted uses and development standards for these districts could then be qualified based on whether or not the property is served by sanitary sewer and municipal water. This way, property owners would not feel like their property was downzoned to a rural status and we could simplify our zoning map by eliminating two zoning districts to be depicted. When merging these four districts, we would also have the opportunity to review the issue of supply yards and open storage and make adjustments accordingly. Another advantage to this option is that the City would not have to rezone property from rural to urban status each time the urban boundary is amended. If this course of action is taken, we would have to rezone the Rural Industrial and Rural Business properties to Industrial or B-I, but there should be no opposition to the rezonings since they are basically a district name change and there would not be a loss of permitted uses. In summary, the following options exist: a) Recommend that City Council deny the rezoning of certain business and industrial property outside the urban boundary to rural business or rural industrial and find another solution to bring our zoning map into compliance with our zoning districts as defined in City Code. b) Recommend that City Council approve rezoning B-1 Business and I-Industrial property outside the urban boundary to Rural Business and Rural Industrial. c) Merge Rural Business and B-I Business zoning regulations and Rural Industrial and Industrial zoning regulations. This would have to be followed up with rezoning rural industrial and business property to B-1 Business and I-Industrial. Regardless of the action taken on the rezonings, the various business and commercial districts have to be reviewed with respect to supply yards and open and outdoor storage. We need to define and clarify the difference between these terms and where and under what circumstances they should be allowed as either a principal use or accessory use of property. The following items are enclosed for your information: a) b) c) d) Site location maps A, B and C depicting parcels to be rezoned City Code Sections B-1 Business, Rural Business, Rural Industrial and Industrial Proposed Findings of Fact Proposed Ordinance Recommendation: City Staff favors merging the Rural Business District with the B-1 Business District and the Rural Industrial District with the Industrial District. City Staff is requesting that the Planning and Zoning Commission recommend that City Council adopt findings of fact and deny the proposed rezonings. Staff is also requesting that the Planning and Zoning Commission schedule a workshop to begin drafting ordinance amendments to merge the four subject districts into two. I I I I i I I I I I I I ! I I i I