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it would ease the transition between the current C3 property along Highway <br />10 and the C-1 (Central Commercial) property near 4th Street and Jackson <br />. Avenue. The comprehensive land use map does show that a portion of this <br />site near Jackson Avenue is guided for a Central Business. Therefore, the <br />zone change and land us amendment would be a reflection of this proposed <br />land use and be consistent with the comprehensive plan. <br />Zone Chance <br />In order to approve a rezoning or land use amendment, one of two findings <br />must be made: <br />1. There is an error in the original zoning and land use map. <br />2. Times and conditions have changed to warrant the rezoning. <br />Staff believes that both findings can be met. All of the uses with the <br />exception of the lumber yard and cabinet shop would be conforming uses in <br />the C3 (Highway Commercial) zoning district, either as a conditional use or <br />permitted use. It should be noted that an ordinance amendment allowing <br />lumber yards as a conditional use in the C3 zoning district is also scheduled <br />for this agenda. The current industrial zoning and land use is not as <br />"! appropriate as a commercial zoning designation and land use in this <br />particular area for a number of reasons. Typically, industrial users are not <br />• reliant on good highway visibility; rather, access to transportation routes is <br />important. Although this site has good access to Highway 10 which meets <br />industrial needs, the benefits of this property's visibility from Highway 10 <br />may be better utilized for commercial uses. <br />Another benefit to the City in rezoning this property to C3 (Highway <br />Commercial) is that the uses in a C3 zoning district are generally cleaner, <br />with less outdoor storage and thus would aid in providing a positive image for <br />the community at the major intersection of Jackson Avenue and Highway 10. <br />If the rezoning and land use amendment are approved, the Eagles Club and <br />River Valley Lumber are proposing to expand. The expansion plans would <br />require a conditional use permit, and at that time the City would be allowed <br />to examine ways to bring this site into greater compliance with the City's <br />standards in terms of landscaping, screening, parking, etc. <br />Hiehwav Business Land Use <br />The applicants are proposing that the land use for this area be changed from <br />LI (Light Industrial) and CB (Central Business) to HB (Highway Business). <br />Currently the land use is CB (Central Business) over the area east of King <br />Avenue which would include the lumber yard, feed store, book store and <br />• <br />s:planning:pc:lua95.5 <br />