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-3- <br /> There are several general constraints common to both distrcts. <br /> Almost the entire area is within the floodplain. This <br /> imposes engineering problems and limits the amount of <br /> development that can take place. A large percentage of <br /> the soils are rated as having very severe limitations <br /> for urban development. <br /> The Sunrise Plastics rezoning matter may be representative <br /> of the indecisiveness in a city development goal for <br /> the area along 20th Avenue. An alternative approach <br /> to the rezoning could have been to define and establish <br /> a more coherent development plan, and then make the <br /> necessary zoning amendments for the entire area. <br /> Recommendations <br /> Alternative A: Recommend to the council that the city <br /> not initiate a rezoning of 6805 - 20th Avenue from <br /> industrial back to commercial due to lack of reasonable <br /> cause. <br /> Alternative B: <br /> Step 1. Review and amend the comprehensive plan as <br /> it relates to commercial and industrial <br /> development. Investigate the current and <br /> projected needs, limitations, and potential <br /> for these uses along 20th Avenue. Define <br /> goals and objectives. <br /> Step 2. Make any amendments to the ordinances to <br /> implement the revised comprehensive plan. <br /> This might involve redefining the permitted <br /> uses in commercial and industrial districts, <br /> dividing them into additional districts, <br /> creating overlay districts, or others? <br /> Step 3. Adopt an interim ordinance during steps 1 <br /> and 2 to protect the integrity of the planning <br /> process. This would give the city temporary <br /> control over site plans that might result <br /> of an objectionable use, further requests <br /> for rezoning the commercial district to <br /> industrial, and any other development <br /> which might result in a continuation of <br /> a pattern of land use and development <br /> that would be inconsistent with the plan, <br /> and proposed amendments there to <br /> (similar to ordinance #29 and #35). <br />