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Memo to Planning Commission/LU 01-01 &ZC 01-01 January 23,2001 Page 3 • completing the Economic Strategic Plan. Attached for the Commission is the staff report and the City Council minutes for that request. As the Commission could anticipate, the single-family property owners located in Sandpiper Estates and Riverview Heights were strongly opposed to Business Park zoning adjacent to their development. As a result of neighborhood opposition and a desire of the property owner at that time to allow some residential development, an area (now Outlot F) was created which remained guided and zoned for residential development. In 1998, the City amended the definition of government offices to include jails in response to the County jail expansions. At the time the County Courthouse was originally constructed, the jail facility was truly an incidental function to the office and courthouse operations (government offices are a permitted use in the Business Park Zoning District). Since that time, as the Commission is well aware, the jail has become a distinct operation from the normal County Courthouse activities. Analysis When considering the land use amendment and the rezoning from residential to industrial/business park, the City must give consideration to existing conditions within the area directly and indirectly affected by the proposal, the conservation of property values, the use to which the property affected is being devoted at the time, and relevant provisions, if any, in the land use plan (Comprehensive Plan). Comprehensive Plan Impacts Since 1988, the City has identified the area of Elk Path Business Center as an area that it wished to develop for industrial/business park purposes. In 1997, as a result of the concern on the part of adjacent residents, this desire did not come entirely to fruition. The letter submitted by the applicant, as well Sherburne County representatives, indicate that their desire at this time is to allow the land to remain vacant but to have the ability to hold the land for future County development needs. Changing the land use designation and the zoning at this time is not mandatory, based on the desired use indicated by the County. Under the current land use designation and zoning, government facilities would be allowed as a conditional use within the R1c Zoning District. Affect on Adjacent Properties Based on information provided by the applicant and County representatives, impact to adjacent properties would be minimal at this time. However, a change in land use and zoning to industrial and business park would allow a variety of uses, including manufacturing and an expansion of the government offices, including the jail at some point in the future. Minnesota Statute does not require • future plans or site plans for consideration of a rezoning request. If the land were S:\PLANNING\M ICHMC\PLREPRTS\LU01-01.DOC