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The final area proposed for rezoning to an I -P District is <br />located along the east side of the Water Department easement <br />(14). Fairly good quality development exists within this site <br />area presently; by zoning the property as I -P, high quality <br />future development can be better ensured. <br />CONCLUSION <br />The City's primary goal is to upgrade the northwest area of the <br />City by using rezoning and redevelopment. Several areas are <br />being rezoning to be compatible with the land uses that exist <br />within each area. The rezoning of the City garage property is a <br />good example, as well as the Knox Lumber /Levitz /Connco Shoes <br />parcels in the northeast portion of the study area, and several <br />of the proposed B -3 zones along Rice Street. <br />The portions of the study area being proposed as I -P, B -2, or B -3 <br />are the areas where rezoning and redevelopment methods are being <br />applied. Rezoning is being utilized in vacant land areas as a <br />way of upgrading future, new development that will result in <br />higher quality development, due to zoning district restrictions. <br />Where existing buildings and businesses are located, rezoning is <br />being proposed as a way of upgrading future redevelopment <br />projects that will result in higher quality development. <br />The I -P zoning district has another benefit. Along with the <br />anticipated higher quality development, the I -P zone will create <br />a buffer between other land uses and the areas remaining as I -1 <br />zones. A low density residential district is located abutting <br />the southern boundary of the study area. The proposed I -P zone <br />will be a more aesthetically acceptable land use zone located <br />adjacent to residential property. <br />The remaining I -1 zones are isolated by their location off of <br />major traffic routes. These areas contain a fairly high level of <br />existing development and are compatible uses within the I -1 zone. <br />Redevelopment of the existing I -1 area is a possibility, however, <br />not in the immediate future. <br />cc: Joseph Chlebeck <br />Don Carley <br />John Palacio <br />Tom Sweeney <br />Page 60 <br />