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4 | Page <br /> <br />• Is the PUD request establishing precedent? <br />• How does the PUD impact adjacent properties? <br />• Is the PUD met the overall goals and intent of the zoning district and comprehensive plan? <br /> <br />Comprehensive Plan Amendment <br />All cities, counties and townships within the seven-county metropolitan region must prepare a <br />Comprehensive Plan and update that plan as needed every 10 years. The Metropolitan Council is <br />charged with reviewing local comprehensive plans and must review a plan for completeness before <br />initiating the review process for an update or an amendment. Any changes to the use category or the <br />designation of a property on the city’s Land Use Plan requires an approved Comprehensive Plan <br />Amendment from the Metropolitan Council. <br />The City’s Zoning Code identifies specific zoning districts through which the land uses and goals in <br />the Comprehensive Plan are implemented. The zoning of a property cannot conflict with the future <br />land use designation in the Comprehensive Plan. When there is a conflict between the <br />Comprehensive Plan and the Zoning Code, the City is required to amend the Zoning Code to comply <br />with the Comprehensive Plan, or an approved Comprehensive Plan amendment is required. The <br />Metropolitan Council has the final determination as to whether to allow a Comprehensive Plan <br />Amendment, though they provide great deference to the City as long as the proposed land use <br />change does not have a negative impact on a region. <br />• What is the current land use designation in the Comprehensive Plan? <br />• Are the surrounding land uses compatible with the proposed amendment? <br />• Is the proposed change consistent with the city goals and visions? <br />• What is the current zoning district for the property? <br />• (How) will the change in land use designation comply with the purpose and intent of the Zoning <br />Code and with the policies within the City’s Comprehensive Plan? <br />Rezoning <br />When a landowner wants to use a parcel in a way that is incongruous with its zoning designation, they <br />may request a re-zoning of the parcel to better align with their development goals. The rezoning of a <br />parcel that conflicts with the uses and designations of parcels in the surrounding area, may be <br />considered spot zoning. Spot zoning is the process of singling out a small parcel of land for a use totally <br />different from that of the surrounding area usually for the benefit of the owner of such property and to <br />the detriment of other owners. Spot zoning is can occur when a specific parcel or parcels of land within <br />a larger zoned area is at odds with a city's land use plan or current zoning restrictions. Property owners <br />to do not have vested rights in the specific zoning of their parcel. <br />Spot zoning usually involves the rezoning of a small parcel of land in a manner that: <br />• Has no supporting rational basis that relates to promoting public welfare. <br />• Establishes a use classification inconsistent with surrounding uses and creates an island of <br />nonconforming use within a larger zoned district (for example one lot where industrial uses are <br />permitted in an otherwise residential zone). <br />• Dramatically reduces the value for uses specified in the zoning ordinance of either the rezoned <br />plot or abutting property. <br />Questions that may be useful in reviewing a rezoning request include: