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that were more economically attractive than under the <br />current zoning. <br />In the case of Highway 12 the City also had control over not <br />allowing the zoning to occur until selected improvements were <br />made in order to allow the more economically advantagous use. <br />The plan however did not contain any timing element for the <br />change and was dependent upon the market for timing and to a <br />great degree type of use that may be found in any particular <br />area. <br />The Navarre area represents existing land uses and zonings that <br />are problematic by themselves. Any redevelopment options needs <br />to provide some type of incentive in order for people to change <br />from the present existing situation. <br />In addition to developing a master plan, the City would have to <br />amend the Comprehensive Plan for the area in order for it to go <br />forward. The range of incentives to promote <br />realization/limitation of such a plan include the following: <br />1. City Promoted Marketing - City attempt to market the <br />area and work with developers including identification <br />of market study. <br />2. Overlay Zoning/Area "Imaqe"/Comprehensive Plan - The <br />City could do the master plan which would include an <br />area "image". This could then be adopted in the <br />Comprehensive Plan and zoning for the area which would <br />specify material types but allow for alternatives which <br />achieve that image. <br />3. Rezoning Incentives - This would allow for a change <br />in most probably an intensification of the land use to <br />make it economically viable to redevelop. Such <br />alteration in land use would include increased density <br />and/or mixed use to make it economically viable from a <br />private standpoint. <br />4. Required Rezoning for New Structures - This would be <br />a requirement that should the current structures be <br />removed that the master plan rezoning would be put into <br />effect at that time. This may be a change from the <br />current zoning and in some cases a benefit and in some <br />cases not, but that requirement would not allow an <br />option of a new building at the existing zoning if it <br />were to change. <br />5* ~ The master plan and <br />comprehensive plan could require that the rezoning be <br />done now, however, this may raise resistance from <br />current property owners because of the possible non- <br />conforming nature of their property and the limitations <br />that may have on their ability to improve the property <br />as it currently exists. <br />1