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Memo to the Planning Commission Page 4 <br /> April 25, 1995 <br /> change exists because of either special reasons or a change <br /> • in conditions. <br /> 4. Whether the rezoning is designed to correct an improper <br /> situation or would result merely in the granting of special <br /> privileges. <br /> 5. How can the surrounding areas be protected to establish a <br /> compatible land use between the two uses. <br /> 6. Is the proposed concept plan adequate for the proposed site and <br /> what design elements could/should be made part of the project to <br /> eliminate impacts on adjacent land uses. <br /> 7. Have times and conditions changed enough to warrant a change <br /> in the use and zoning. <br /> In order to adequately assess the change of land use and zoning for the <br /> subject property, one needs to step back and ask a few "comprehensive" <br /> questions. <br /> 1. How far north along Highway 169 should commercial extend? <br /> • 2. Should the City, through comprehensive planning efforts, guide <br /> this type of commercial to other areas of the City? <br /> 3. Can a transportation system be designed to serve this <br /> development without impacting the residential areas? <br /> 4. Would this rezoning be in conflict with the goals and policies of <br /> the comprehensive plan? (Refer to Attachment H). <br /> 5. Does the City have an adequate inventory of available and <br /> future commercial opportunities without this rezoning? <br /> Concept Plan for PUD <br /> As mentioned earlier in this report, the concept plan is supposed to illustrate <br /> how the development can "fit" within a given area without causing undue <br /> hardship upon adjacent land uses and infrastructure. Staffs cursory review <br /> of the concept plans, as they relate to the PUD zoning, would include the <br /> following comments: <br /> • <br /> s:planning:pc:1ua95-4 <br />