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ISSUES ANALYSIS <br />Rezoning <br />As mentioned previously, the applicant is requesting a rezoning of <br />a portion of the subject site (1.6 acres) from R-4, High Density <br />Residential to GB, General Business. The purpose of the request is <br />to construct a small convenience shopping mall for local residents, <br />including the proposed multiple family development. <br />Rezoning Evaluation Criteria. In review of rezoning requests, the <br />Planning Commission and City Council should consider the possible <br />adverse effects of the proposed use. Judgement must be based upon <br />(but not limited to) the following factors: <br />1. The proposed action has been considered n relation to the <br />specific policies and provisions of and has been found to be <br />consistent with the official City Comprehensive Plan. <br />2. The proposed use is or will be compatible with present and <br />future land uses of the area. <br />3. The proposed, use conforms with all performance standards <br />contained herein. <br />4. The proposed use can be accommodated with existing public <br />services and will not overburden the City's service capacity. <br />5. Traffic generation by the proposed use within capabilities of <br />streets serving the property. <br />Comprehensive Plan. The existing land use plan, as contained <br />within the Comprehensive Plan designates the subject site as high <br />density residential. A goal within the Plan is to consolidate <br />commercial areas, rather than having them scattered throughout the <br />City. Commercial land uses are described in the Plan as follows: <br />The location of commercial land use in a community is a <br />sensitive issue because of the intensity of activity at <br />commercial areas. Commercial areas tend to attract <br />extensive traffic, generate noise and other forms of <br />pollution as well as being major employment and tax <br />generators for the community. If not carefully located <br />they can create traffic problems, visual blight, and <br />adversely effect residential areas. The types of <br />commercial services anticipated to locate in Lino Lakes <br />in the foreseeable future are: neighborhood shopping <br />centers, general service type businesses and highway <br />convenience commercial establishments. Commercial land <br />use requires a high degree of accessibility and <br />visibility. For this reason, areas close to the <br />3 <br />