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<br /> <br />Zone Change Request #R 99-003 , <br />P&Z 11/18/99 <br />Page 2 <br />• Character of the surrounding and adjacent areas; <br />• Existing use of nearby properties, and extent to which a land use <br />classification would be in harmony with such existing uses or the <br />anticipated use of the properties; <br />• Suitability of the property for the uses to which would be permissible, <br />considering density, access and circulation, adequacy of public facilities <br />and services, and other considerations; <br />• Extent to which the designated use of the property would harm the value <br />of adjacent land use classifications; <br />• Extent to which the proposed use designation would adversely affect the <br />capacity or safety of that portion of the road network influenced by the <br />use; <br />• Extent to which the proposed use designation would permit excessive air <br />pollution, water pollution, noise pollution, or other environmental harm <br />on adjacent land use designations; and, <br />• The gain, if any, to the public health, safety, and welfare due to the <br />existence of the land use designation. <br />Based on the above issues, staff finds the requested change conforms to the <br />present zoning and uses of nearby properties. The tract in question is suitable <br />for the requested change. Development within the subject tract should not <br />negatively impact the surrounding properties and should not harm the value <br />of nearby properties. It would not have a significant impact on traffic <br />conditions in the area and utilities would not be affected. <br />Conclusion: There was no apparent error in assigning. the present zoning designation to <br />the tract in question. However, by virtue of location and underlying land use <br />designation, it does satisfy the criteria established for general commercial <br />zoning. ff the applicant is able to demonstrate that the requested zoning <br />would represent the highest and best use of the property, granting the <br />requested change would not be contrary to the goals and objectives of the <br />Comprehensive Plan. <br />