Petition for Krishan Gandhi on behalf of HOS Management (Property Owner/Petitioner) to request the rezoning of a 3.1 acre lot on 815 Wheaton Street (PIN 20033 12033) from its current zoning classification of Light Industrial (I-L) to Light Industrial­-Transition (IL-T).  The subject property is located in the Eastside Neighborhood on the southwest corner of the intersection where Wheaton Street and the railroad tracks cross.

In December 2020, the property was subdivided from its larger lot configuration (20-002773-SUB) resulting in the creation of two lots. It was formerly owned by CSX Railroad Company and has remained undeveloped property consisting of wooded land for the past several decades. The subject property was zoned I-L prior to the City-wide zoning in 2019.

The current zoning of I-L permits more intense industrial uses such as railyards, general manufacturing, solid waste transfer stations, and container storage yards. The proposed IL-T zoning district accommodates limited heavy commercial, light manufacturing and assembly, research and development, and small-scale warehousing and processing uses. This is in order to promote economic viability, encourage employment growth, and limit the encroachment of non-industrial development within established industrial areas. This district is intended to serve as a buffer between more intensive industrial districts and less intensive business or residential districts. Development must be operated in a clean and quiet manner with all activities occurring indoors and should not be a nuisance to nearby non-industrial uses.  This permits less intense industrial uses and allows for more diverse development with a focus on commercial, office, and personal services uses.

Within the request for the IL-T zoning classification, several uses have the ability to negatively impact nearby uses and neighborhoods such as bars/taverns, nightclubs, substance recovery facilities, pawnshops, check cashing/title pawn shops, package stores, adult oriented businesses, and private clubs/lodges.

To speak on this item during the live City Council Meeting, please follow the instructions included in the "Notes to Audience" section of this agenda. 

The Planning Commission recommends approval of the request to rezone 815 Wheaton Street (PIN 20033 12033) from I-L to IL-T with the condition that the following uses not be permitted on the subject property:

1. 1. Bar/tavern

   2. Nightclub

   3. Substance recovery facility

   4. Pawnshop

   5. Check cashing/title pawn

   6. Package store

   7. All adult-oriented businesses

   8. Private club/lodge