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<br />e <br /> <br />11. The properties to the east, west and north of the <br />Property, in addition to being designated for <br />residential uses in the City's Land Use Plan and zoned <br />for residential uses pursuant to the City's Zoning <br />Ordinance and Zoning Map, are also used for <br />residential purposes. <br /> <br />12. The existing industrial zoning and industrial use of <br />the Property is inconsistent with the City's <br />Comprehensive Plan and with the land use designation, <br />zoning and use of surrounding properties. <br /> <br />13. In addition to the inconsistency of the existing land <br />use on the Property with surrounding land uses and <br />development, industrial use of this property presents <br />a potential environmental threat to the surrounding <br />residential area and the Elk River. The City has <br />conducted a limited environmental investigation of the <br />Property which has disclosed contaminated soils on <br />portions of the Property and the potential for <br />additional contamination. The proximity of the <br />Property to surrounding residential uses and the Elk <br />River makes it important that this contamination be <br />addressed. Rezoning the Property will expedite the <br />process of addressing these environmental concerns. <br /> <br />e <br /> <br />14. Rezoning the Property to R-1b will bring the Property <br />into compliance with the City's Comprehensive Plan and <br />Land Use Plan Map. <br /> <br />15. Rezoning the Property to R-1b will make the zoning of <br />the Property compatible with the existing R-1b zoning <br />and residential uses of the properties to the east, <br />west and north of the Property, and establish <br />continuity and consistency of the zoning in this area <br />of the City. <br /> <br />16. Increased development interest in the western part of <br />the City constitutes a change of circumstances and <br />conditions requiring that properties in this area of <br />the City be rezoned to the appropriate zoning district <br />so that development will be compatible with <br />surrounding development and consistent with the City's <br />adopted Land Use Plan Map. <br /> <br />17. Rezoning the Property to eliminate the Industrial <br />zoning and use of the Property will conserve and <br />protect property values within this part of the City. <br /> <br />18. The City Council further finds that all procedural and <br />other requirements of Section 900.44 of the City Code <br />of Ordinances have been complied with in the <br />consideration and action on this rezoning proposal. <br /> <br />e <br /> <br />3 . <br />