1999 AGN AUG 17 I06 - Laserfiche WebLink

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a period of more than 90 days, or if the property is sold, then the property and uses shall be required to conform to the land uses and development standards permitted in the West Valley Specific Plan. (Please refer to definition of "Non -Conforming Uses" from West Valley Specific Plan, labeled as Exhibit "B"). The subject property has been vacant for more than 90 days and is now, therefore, subject to the new development standards of the West Valley Specific Plan that does not allow the proposed use. The HRM designation would allow various types of commercial, retail and service uses; however, the building and improvements are not well suited for these types of uses. As such the building will likely sit vacant and idle until such time as market forces may allow the transition to take place. This transition could take several years and would render the property useless in the interim. Given the current situation, it may be better for the City to allow the trucking terminal use to continue for a short period of time so the property may be put to some productive use. On April 20, 1999, the City Council granted a similar exemption to allow a light industrial user to occupy a building on Rexford Drive, which also has the HRM designation. This business, Transport Components, is now in operation. In addition to the non -conforming use 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 the HRM designation). The Specific Plan document should also be updated to reflect and account for the planned realignment of Valley Blvd. and Pepper Avenue. Agency staff anticipates updating of the West Valley Specific Plan will occur within the next 6 months. Fiscal Impact None. Conclusion Allowing the property to be used under a temporary basis for a truck terminal would allow the building to be put to some productive use in the interim. Allowing the building to be occupied as a trucking terminal would also eliminate the blighting influence the vacant building and property will have in the area. Additionally, granting an exemption to the non -conforming use provision for this user would be temporary in nature and would allow time for Agency to review and update the West Valley Specific Plan. Recommendation: 1. Approve an exemption to the West Valley Specific Plan's non -conforming use provision for that property located at 1849 W. Valley Blvd for use as a trucking terminal by USF Bestway for a period not to exceed two years, thereby continuing the legal non -conforming status of the property. Attachments: Exhibit "A" - West Valley Specific Plan - Land Use Map/Land Use Matrix Exhibit "B" - West Valley Specific Plan — Definitions