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In order for the City to rezone this parcel, it must show that <br />its development is consistent with, but not limited to, the <br />following factors: <br />o The proposed action has been considered in relation to the <br />specific policies and provisions of and has been found to be <br />consistent with the official City Comprehensive Land Use <br />Plan. <br />The proposed site is or will be compatible with present and <br />future land uses of the area. <br />o The proposed use conforms with all performance standards <br />contained herein. <br />O The proposed use will not tend to or actually depreciate the <br />area in which it is proposed. <br />o The proposed use can be accommodated with existing public <br />services and will not overburden the City's service <br />capacity. <br />The Comprehensive Plan breaks down the City into 22 planning <br />districts, each with its own description and future development <br />recommendations. The parcel in question is in Planning District <br />23. District 23 is divided in half by the Soo Line Railroad <br />right -of -way. This internal boundary divides the two zoning <br />districts contained in District 23, the B -W, Business /Warehouse <br />District to the west and the R -1, Residential District to the <br />east. <br />Future development in the district will primarily be industrial <br />as evidenced by the City approval of a mini - storage warehouse in <br />the district. If feasible and practical, the remainder of the <br />district should be developed in such a fashion as to retain its <br />natural hilly character and as such, allow it to act as a buffer <br />from the considerable highway noise caused by the Highway 36/1- <br />35E interchange. <br />The City has created a development district for this parcel and <br />also a tax increment financing district to help develop this <br />site. By creating this development district, the City is <br />enticing commercial type activity to locate here. The City does <br />in general approve of some type of rezoning of this land to <br />continue associated uses relating to the mini - warehouse site. <br />Based upon the existing development of the immediate area and the <br />location of this parcel with respect to the highway intersection, <br />a commercial type zoning would be more appropriate than the <br />existing residential zoning. <br />PAGE 4F <br />