04-08-10 Planning Comm. Minutes - Laserfiche WebLink

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MINUT7?S PLANNING COMMISSION APRIL 8, 2010 Planner indicated that spot zoning concerns are more of an issue when there are incompatible uses adjacent to one another. Knudsen indicated that the City may have initiated a rezoning of this area without the Poolside proposal just based on the Comp Plan references. The City Planner agreed. The Planner also noted that mixed use development is not an option under B-3 zoning, and that the PUD zoning offers more flexibility for the area although it does create an administrative review level. Knudsen asked if the proposed rezoning was an extension of the PUD at Rice Street and Little Canada Road. The City Planner stated that redevelopment would not be at the same intensity of the Rice Sheet/Little Canada Road area, but it would be an extension of that concept. Fischer noted Mr. Cossack's concerns about property taxes. The City Planner indicated that property taxes are based on property valuation and use classification. Therefore, there should be no impact on property taxes until such time as the area redevelops and a new tax classification occurs. There was discussion that a PUD zoning for this property may make it easier to redevelop the area. Barraclough felt that the rezoning to PUD not only would enhance the redevelopment potential, but was better when looking at the bigger picture of this area Barraclough did not feel the rezoning would impact tax values. He noted that this is a unique area and anticipated a unique redevelopment possibly and extension of the City's downtown area. David Dorn indicated that his question was that of tax implications in having his property rezoned to PUD. The City Planner again indicated that the County Assessor considers property values and property use class in determining taxes. The Planner stated that technically the Assessor can consider highest and best use, but the practice is to consider actual use. The Planner stated that it was his opinion that rezoning the property from B-3 to PUD would not impact property taxes. Greg Ostenson asked if the single-family homes would be condemned if the City wanted to redevelop the area. Barraclough replied that the use of eminent domain is highly regulated. Barraclough stated that if someone wanted to redevelop this area they would have to get all the property owners onboard with the redevelopment and buy property at fair market value. Duray felt the rezoning was a big issue and suggested that it move forward slowly. Duray stated that he would like to hear more from the impacted property owners. Knudsen noted that the property owners have been -12-