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Approved use designation noted in the Comprehensive Plan directly correlates to the type of th development expected under B-4 zoning. While the properties located at 706 and 736 4 Avenue NW are proposed for rezoning to B-4 they do not need to be re-guided, as the General Development Plan for these sites is consistent with R-1A standards. This is consistent with the existing 2020 Land Use Plan. Lastly, the B-4 standards permit all residential uses, meaning there are no adverse impacts on the existing properties. Baker inquired why the two properties that are on Fourth Avenue are not being changed in the Comprehensive Plan to City Center. Gundlach replied that the B-4 zone allows for residential uses and that is how they are listed in the General Development Plan. Mann inquired why the 721 Old Hwy 8 NW Comprehensive Plan is being set to the B-2 standards. Gundlach replied that the B-4 standards allow establishment of a General Development Plan, in this case B-2 standards, until the owner decides to redevelop. Staff feels this method does not force the owner to redevelop his property now, but leaves that option open for the future. Schiferl inquired if the property owners wish to apply for a special use permit to redevelop under the B-4 standards, would it be assumed that the application would be automatically approved. Gundlach replied that it wouldn’t automatically be approved. Under the B-4 regulations there are lists of approved uses which have to be tied to a development plan. The Council and the Planning Commission have the discretion to determine if the use is in line with the development plan which would happen under a special use permit review. Baker inquired why the funeral home would be kept under the R1 status. Gundlach replied that the funeral home is a specially permitted use in the R1 section. Baker stated that its current use is commercial and inquired why it’s not being placed in the commercial zone for B4. Gundlach replied that by keeping it in the residential standard, the properties can be redeveloped as residential and would not be forced to redevelop as a commercial property. Baker stated that the rezoning of 715 Old Hwy 8 is based upon the approval of the TimberCraft proposal, yet the Commission still needs to provide a recommendation on that plan. Gundlach replied that both applications, the TimberCraft proposal and this rezoning, will go before the Council at the same time, so the Council will understand the order of events and know what they are approving. Howard inquired if the City consulted the property owners regarding the General Development Plan. Gundlach replied that the City did not meet with the other three property owners, but the City has tired not to put restrictions on these properties that were not there before. Howard inquired why the two properties on Fourth Avenue and Kempler Engineering are being rezoned. Gundlach replied that the City could rezone just one property; however, the City is concerned about spot zoning and are trying to think about the land use patterns for that whole area now and into the future. Howard inquired if staff knew when the properties may redevelop or is this rezoning anticipating for redevelopment that may happen in the future. Gundlach replied that the way the General I:\COMMISSIONS\PLANNING\Minutes\2006\07-18-2006.docPage 9 of 13