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MINUTES <br />PLANNING COMMISSION <br />JANUARY 11, 1996 <br />REZONING OF <br />RICE STREET/ <br />LITTLE <br />CANADA ROAD <br />REDEVELOPMENT <br />AREA <br />minutes stood approved as read. <br />The City Planner reported that the City has conducted <br />an in -depth study of the Rice Street /Little Canada Road <br />redevelopment area as part of the Development Guide <br />process. The Development Guide has now been adopted, <br />as have architectural guidelines. The Council has <br />discussed which methods would be appropriate to <br />implement Development Guide objectives and <br />architectural design rules. <br />The Planner noted that there is currently a mix of uses <br />proposed for the Rice Street /Little Canada Road <br />redevelopment area. Therefore, it would be difficult <br />to draw distinct zoning boundaries for the area. The <br />Planner also pointed out that the City doesn't have a <br />single developer to do the entire project for the area. <br />Therefore, rather than be concerned about rezoning each <br />individual parcel, the most appropriate way to address <br />the area would be to rezone to PUD. <br />The Planner reported that the Development Guide serves <br />as a specific plan portion of the Comp Plan. <br />The Planner indicated that any potential land use could <br />be allowed under a PUD zone, however, when considering <br />a development in a PUD zone, the City must make a <br />finding that the proposal is consistent with the Comp <br />Plan and the Development Guide, specifically as relates <br />to land use. The developer would have to show that his <br />or her proposal is consistent with the objectives of <br />the Development Guide. The PUD zone would allow the <br />City to make those evaluations for any project proposed <br />in the district. Any use would be a conditional use in <br />a PUD Zone. A developer would request approval of a <br />proposal, and the City would use the Development Guide <br />as a tool to evaluate a proposed project. <br />DeLonais asked if rezoning to PUD would change the <br />value of the property. <br />The City Planner felt there was no effect on value <br />because any use is allowed in the PUD. The issue would <br />be how well the use complies with the Development <br />Guide. The Planner stated that the negative in <br />rezoning a property PUD, is that development proposals <br />are held to higher administrative requirements. <br />2 <br />Page 12 <br />