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3. Demonstration showing that the change is superior to the current Zoning and/or Comprehensive Plan 4. Development conditions or priorities that make the existing Zoning and/or Comprehensive Plan impractical The 10.74 acre parcel proposed for rezoning is guided in the 2040 Comprehensive Plan for High Density Residential use which provides for densities of nine (9) to twelve (12) units per acre. The parcel's current zoning designation of B-1 Limited Business District does not permit multiple family dwelling uses and the district does not establish a maximum dwelling unit density per net acre. At present, the guiding future land use classification and the current zoning designation for the parcel are in conflict. When there is a conflict between the Comprehensive Plan and the Zoning Code, the City is required to amend the Zoning Code to comply with the Comprehensive Plan. The proposed rezoning would effectively amend the Zoning Code to address the conflict by allowing for the density of up to twelve (12) units per acre to be developed in alignment with the densities provided for in the High Density Residential use guiding. The proposed rezoning would conform with the Comprehensive Plan. The Applicant intends to comply with the performance standards of the R-4 Zoning District and would bring forward an application through the Planned Unit Development land use process upon review of the rezoning request. The Applicant notes that there may be a request for the City to consider flexibilities in afuture land use application. The change to the current zoning would make it possible for the Applicant's intended use to be developed and bring the parcel's guiding and zoning into alignment. As part of the preliminary plat and rezoning application, and in anticipation of the intended future use, the Applicant has provided a Traffic Review Memo (Attachment E) which references the future intended use of the newly created parcel. The memo notes that the overall impact of the intended use on area roadway capacity is expected to be minimal and that no significant issues are expected as a result of the proposed development from a traffic capacity perspective. Additional Review Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the preliminary plat plans and directed the Applicant on modifications that have been completed. A comment included that the Applicant shall work with the Rice Creek Watershed District to discuss any modifications or additions to drainage easements. This comment has been added as a condition of approval. A full Engineering report will be completed for the final plat review. Ramsey County Ramsey County has reviewed the plans. Comments included references to the traffic study including TMCs, coordination with Rice Creek Commons spine road construction, and permitting requirements for changes to access point, trail connection or utility connections. Comments have been shared with the Applicant. Fire Department Page 8 of 9