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DESCRIPTION & CONDITIONS The planning staff is initiating a request to amend the IL, Light Industrial District, to allow the manufacturing of selected products from stone, clay, glass and concrete. Currently, businesses involved in making products from stone, clay, glass or concrete are only allowed in the IG, General Industrial District. The staff has identified a firm which manufactures products from minerals which is currently located in an area zoned IL. This business became a nonconforming use when the nonresidential zoning conversion ordinance was adopted in January 1986 and this property was rezoned from M-1, Restricted Industrial District, to IL. On February 26, 1987, the Planning and Zoning Commission voted 4 -to -0 to recommend approval of this request. ALTERNATIVES & ANALYSIS The staff feels that the business in question should be restored to a conforming use status. The staff looked at two alternatives to accomplish this. One alternative would be to rezone the property containing this business to IG. The second alternative is to amend the IL district to add selected stone, clay, glass and concrete product producing businesses as permitted uses. The staff decided that rezoning the subject property or the area around and including the subject property to IG would not be appropriate based on the existing land use pattern around the subject property. The subject property is located in the 100 acre South Winter Beach Road Industrial node and all of the property in the node is zoned IL. The staff then considered amending the IL district to allow all or some of the industrial uses classified under stone, clay, glass and concrete products. Stone, clay, glass and concrete products is a major category under industrial use in the Standard Industrial Classification (S.I.C.) manual distributed by the federal government. All of the industrial uses allowed in the County's IL and IG districts are classified by major S.I.C. categories. The staff was able to determine that the subject business would be classified under the stone, clay, glass and concrete products category, specifically, under the subcategory Minerals and Earths, Ground or Otherwise Treated. While engaged in this research, the staff decided to review all of the major subcategories in the stone, clay, glass and concrete products category to determine which subcategories, if any, would be appropriate for inclusion in the IL district. The staff has prepared a proposal to establish four subcategories from the stone, clay, glass and concrete products major category as permitted uses in the IL district. The staff feels that these uses are consistent with the spirit and intent of the IL district and will not be detrimental to this district. Most of these uses are related to the construction industry and would not include the more intensive uses in the stone, clay, glass and concrete products major category such as cement and asphalt plants. To ensure that these proposed new uses will be conducted in a manner that will not be detrimental to the integrity of the IL district, the staff has proposed some language to be added to the permitted use section of the district regulations to emphasize that all assembly, manufacturing, processing and similar activities shall be conducted within buildings. RECOMMENDATION Based on the above analysis, including the Planning and Zoning Commission's recommendation, staff recommends approval of the attached ordinance. 66 MAR 2 41987 BOOK. U MIA 715