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ri) Only:appl cations for zoning amendmentwhich meet one of: the following conditions. should.be: considered`, 1) A .mistake.has been mad& in the original zoning wlnch Zva5 iiicoxisistent with. the Comprehensive lvbjricipal Plan:adopted by City which should now be corrected; or 2) Substantial changes have occurred .within the City since the adoption of the Comprehensive Municipal Plan which changes should result in a amendment of both the :zoning and the: Comprehensive Municipal Plan; or 3) There shall exist a:.clear public need for a.benefit to be derived From the proposed zoning which shall. be. greater than any benefit :or convenience .of the property owners. 4) Beyond.a publicneed:being. evident, the application shall.sho-v that the public interestwould be Best sewed by rezoning.the. property in question: and .that the: prnperty in question is the best qualified to serve said public need; :or 5) In the case of "down zoning" which would diminish theintensity of the current useto a less intensive use, the proposed zoning shallallow the .property owners a reasonable use of their property under the. terms of this ordinance as well as serve the public interest B) Wien .reviewing a zoning amendment applications., impact on the. following, criteria shall be reviewed and. measured by the Planning Commission and City Council: 1) adjacent Uscs; and Air N area 6) Economic.Impact on 7) Consistency with the. Comprehensive Municipal Plan, 17:6.5 Public..Hearing. In consideration of the application(s), a public hearing shall be held before the Planning Commission to receive public comment onthe matter. Notice of the. public hearing shall be. published in. the City's official legal publication not less than ten (.10) nor more than thirty (30) days with said notice stating the date, time,. place .and a summary of the application. If the amendment rniglrt affect the zoning or use of specific. property, a similar notice shall be mailed to all owners of real property located wid-ia. three .Hundred :fifty (MO') feet .of the affected, property based upon a list and mailing labels.. secured. from Ramsey County Property Records. and Revenue .by the applicant and within the same time Frame. 17.6.6 Referral to City Council. The Planning Comiriission: shall make written findings of fact in accordance urith Section 12.1.5 A).. of the Comprehensive Municipal: Plan and recommendation to approve or deny the application. to tire.City Councilwhich shall include such actions or conditions relating to the request as maybe decmed necessary to carry out the intent -and purpose of this Utdinance. .17.6.7 Action by City Council: -upon receipt of the written recommendation of the Planning Commission and public comment, the matter shall. be placed on the agenda for a regular meeting.o£.the City Council, the date of sucli.meeting to be withixi, the time prescribed by law unless such date is extended or waived.. If no recommendation is transmitted to the. City Council by the Planning Commission.withain thirty (30) days of its receipt, the. City Council may take action without furthercotninuiiication from the Planning Commission. In considering the application, the City Council shall determine that time proposed. Updated June .5, 2017 Gent .Lake Consolidated. Land Use Ordinance -- Page 86