17.115.020 Planning Commission and City Council Review.
The planning commission shall review a proposed rezone as provided in 17.180.030. The following questions shall be considered by the planning commission and City Council in reviewing a proposed rezone:
(1) Comprehensive Plan. Is the proposal consistent with the Comprehensive Plan at the time the decision is made on the proposed rezone request? No rezone may be approved unless a finding can be made that the proposed zoning is consistent with the Comprehensive Plan Land Use Map designation for the property.
(2) Zoning Ordinance. Is the proposal consistent with the purposes of the Zoning Code, and is the proposal consistent with the purposes of the proposed zone district?
(3) Surrounding Area. What is the relationship of the proposed zoning change to the existing land uses, and the zoning of surrounding or nearby property?
(4) Changes. Has there been sufficient change in the character of the surrounding or nearby area, or in city policy to justify the rezone?
(5) Suitability. Is the property economically and physically suitable for the uses allowed under the existing zoning, and under the proposed zoning? Consideration should be given to the length of time the property has remained undeveloped compared to the surrounding area and other parcels in the city with the same zoning.
(6) Value. What is the relative gain to the public health, safety and welfare compared to a potential increase or decrease in value to the property owners?
(7) Error. Is the proposal necessary to correct an error?
(8) Compatibility. Are special conditions, pursuant to 17.115.030, necessary to achieve compatibility of development with surrounding properties?
(9) Special Criteria.
(a) Rezone Guidelines for C1 Zone District. Zone changes to create new neighborhood commercial districts or extend existing neighborhood commercial districts should follow these guidelines:
(i) separate C1 districts should not be located closer than one quarter (1/4) pedestrian mile from each other or within one quarter (1/4) pedestrian mile of any other commercial district in which similar services or facilities are provided;
(ii) C1 districts should not contain more than one (1) acre;
(iii) C1 districts should be located only along major, secondary, or collector arterials as identified in the circulation element of the Comprehensive Plan;
(iv) C1 districts should be limited to a four hundred (400) foot frontage along the arterial;
(v) C1 districts should be located where access to parking facilities and internal circulation patterns can be limited and coordinated so as not to be unreasonably disruptive to the vehicular and pedestrian traffic flow in the neighborhood.
(b) Rezone Guidelines for C2 Zone District. Zone changes to expand the C2 Central Business District should follow these guidelines:
(i) extensions of the C2 district should be contiguous to the existing C2 Central Business District;
(ii) C2 districts should be located along major or secondary arterials as identified in the circulation element of the Comprehensive Plan;
(iii) extensions of the C2 district should contain enough land to provide for a reasonable amount of on-site off-street parking considering the potential uses and land available.
(c) Rezone Guidelines for C3 District. Zone changes to create new general commercial districts or to extend existing general commercial districts should follow these guidelines:
(i) C3 districts should not be extended or created if there is adequate, available space for in-fill in existing C3 Districts;
(ii) extensions of C3 districts should be three (3) acres or larger whenever feasible;
(iii) new C3 districts should not be located within three-quarter (3/4) vehicular mile of an existing C3 District or any other district providing similar goods or services, and should contain at least ten (10) acres;
(iv) the width or frontage of any new C3 district, whenever feasible, should not be less than forty (40) percent of its length or depth;
(v) C3 districts should be located along major or secondary arterials as identified in the circulation element of the Comprehensive Plan;
(vi) C3 districts should be located where access to parking facilities and internal circulation patterns can be limited and coordinated so as to not be unreasonably disruptive to vehicular and pedestrian traffic flow.
(d) Rezone Guidelines for Industrial Districts. Zone changes to create new industrial districts should follow these guidelines:
(i) new Industrial Research Park (IRP) and Light Industrial (I1) districts should be no less than five (5) acres;
(ii) new Heavy Industrial (I2) districts should be no less than forty (40) acres. (Ord. 87-9 §1, 1987).