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Although Mr. Paige is in escrow to purchase the building at 310 Rexford, he will not be permitted to use the building for any light industrial use based upon the existing HRM land use designation and development standards included in the West Valley Specific Plan. Similarly, all new businesses or property owners on Rexford Street will be affected as well. Under the Specific Plan all of these properties must now somehow transition to a more commercial/retail use, although the street, properties and buildings on Rexford are more suited and readily able to accommodate more service or industrial uses. Currently the area is not ready or able to support commercial uses. Requiring the existing buildings on Rexford to conform to the HRM land use designation would render many of the buildings virtually unusable. Given the current situation, it may be better for the City to allow light industrial uses to continue on Rexford until market conditions can support the conversion to commercial uses. Upon review of the Specific Plan's Land Uses map it appears that the intent of the Specific Plan was to allow for a certain amount of flexibility in land uses , as evidenced by the Flexible Land Use designations. (Please refer to Exhibit "A"). As stated in the Specific Plan, these flexible boundaries were intended to allow the land uses in this section to be adjusted both in response to market demand and to future development. (Please refer to definition of Flexible Land Use Boundaries on Exhibit "C"). In addition to this issue, Agency staff has reviewed the West Valley Specific Plan and determined that there are certain inconsistencies in the document that should be addressed and clarified (i.e., Hotel or Motel uses not permitted in;f;, the HRM designation). In addition, the Specific Plan document should be updated to reflect and account for the planned realignment of Valley Blvd. and Pepper Avenue. Recommendation: 1. Approve an exemption to the West Valley Specific Plan's non conforming use provision for that property located at 310 Rexford Street, thereby continuing the legal non -conforming status of the property. 2. Direct City and Agency staff to review the West Valley Specific Plan and prepare recommendations to update or revise the Specific Plan. Attachments: Exhibit "K - West Valley Specific Plan - Land Use Map Exhibit T" - West Valley Specific Plan - Permitted Land Use Matrix. Exhibit T" - West Valley Specific Plan — Land Use Definitions �11 Prepared by Greg Lantz, Program Manager SAGreg=est Valley Exemption.doc