10-24-2012 Council Agenda - Laserfiche WebLink

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then be under Watershed District ownership, to be combined as a larger parcel using the descriptions for the three parcels that they will own. The applicants should be cautioned that a plat may be required to finalize the combination in the event that the County ultimately rejects the legal descriptions as submitted under this application. Rezoning, According to the Zoning Ordinance Section 921 Amendments, in determining whether to grant a zoning amendment the Planning Commission shall consider possible adverse affects to the proposed amendment. Its judgment shall be based upon (but not limited to) the following factors: 1. The applicant shall demonstrate by clear and convincing evidence that the proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Land Use Plan. Comment: The Little Canada Future Land Use Map indicates public /semi- public zoned land uses from the Watershed District properties moving to the northeast, and across Little Canada Road to the south. On the other hand, the majority of commercial land uses fall on the west side of Interstate 35W, away from the subject parcels. As such, rezoning the subdivided parcel to Public will expand an already prevalent land use in the area. 2. The applicant shall demonstrate by clear and convincing evidence that the proposed site is or will be compatible with present and future land uses of the area. Comment: The land being rezoned is to be combined with an existing Public District zoned property to the east, owned by the Ramsey - Washington Metro Watershed District. As an expansion of an existing land use, and given the simple function of serving for additional parking and storage space, the rezoned property should be compatible with surrounding land uses. 3. The applicant shall demonstrate by clear and convincing evidence that the proposed use conforms with all performance standards contained herein. Comment: This planning report examines the parcel in question, as pertains to performance standards described in the General Provisions and Public District sections of the Zoning Ordinance. The applicants will have to demonstrate compliance with all other zoning requirements at the time of construction. 4. The applicant shall demonstrate by clear and convincing evidence that the proposed use will not tend to or actually depreciate the aggregate property values in the area in which the amendment or conditional use is proposed. Comment: At the September 13, 2012 Planning Commission meeting, Cliff Aichinger, Administrator for the Ramsey - Washington Metro Watershed District, indicated that he had spoken with the real estate agent for the former Norm's site, who suggested that the subdivision of that property will make it more saleable. This is due to the fact that the garage on the subdivided land has 6