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08.b1 Riverview CPA and RZ - CC Packet 1 | P a g e Date of Meeting: March 19, 2023 To: Honorable Mayor and Members of the City Council From: T.J. Hofer, Consultant City Planner Re: Comprehensive Plan Amendment and Rezoning for PID 2403220420003 Applicant: Greg Sandager Zoning: AG-C Owner: Riverview Estates, LLC Future Land Use: Agricultural Core Location: PID: 24.032.20.42.0003 Review Deadline April 20, 2024 The applicant is requesting approval to change the future land use guidance and zoning for part of the parcel with PID 2403220420003 (subject parcel). The future land use guidance would change from Agricultural Core to General Rural with a Comprehensive Plan Amendment (CPA) and the zoning would be amended from Agricultural Core (AG-C) to Rural Residential General (RR-G). These approvals would allow for the administrative approval of a lot line adjustment between the subject parcel and 15995 Quality Trail North. The staff report to the Planning Commission from the March 12, 2024, meeting is attached and includes the background of the project as well as an analysis based on the standards in the Unified Development Code. ANALYSIS Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment. Comments were received from the Carnelian-Marine-St. Croix Watershed District and were incorporated into the conditions of the approval. 2 | P a g e Planning Commission The Planning Commission originally heard the application at the March 12, 2024, meeting. The Commission held a public hearing where no comments were received. The Commission then closed the public hearing. The Planning Commission discussed how the application was straight forward and asked clarifying questions regarding the area to be rezoned. The Planning Commission moved to recommend approval of all three requests. The motion was approved with a vote of 5-0. Staff Analysis Staff finds that the proposal is generally consistent with the Comprehensive Plan and UDC. Staff believes that the proposal for the CPA and the rezoning is generally in compliance with the requirements outlined within the UDC. While not required to be reviewed by the Planning Commission or City Council, the applicant has concurrently submitted an application for a lot line adjustment. Staff has reviewed the proposed conditions shown on the submitted survey and found that pending the approval of the CPA and rezoning, the proposed lots meet the dimensional standards of the UDC. COUNCIL ACTION The City Council can do one of the following: 1. Approve, with or without conditions, of the attached resolution. 2. Deny, with findings, of the attached resolution. 3. Table the request for further review/study. RECOMMENDATION The Planning Commission recommends approval of the request for a CPA to amend the guidance for the transferred area from Agricultural Core to General Rural. Approval includes a resolution. The following findings of approval are recommended: 1. The existing and proposed use of the area is consistent with the guidance of the area being changed from Agricultural Core to General Rural. For the lot to be utilized as agricultural the area would need to be deforested and significant natural resources exist in the area. 2. The applicant shall comply with all local, state, and federal permits and requirements for new development on the parcel. 3 | P a g e 3. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. 5. The amendment shall not be effective until Metropolitan Council approval. Staff recommends that the Planning Commission recommend approval of the request for a rezoning from AG-C to RR-G for the transferred area. Approval includes an ordinance and resolution. The following findings of approval are recommended: 1. The proposed rezoning is consistent with the General Rural guidance in the 2040 Comprehensive Plan. The future land use section of the Comprehensive Plan notes that the areas within this designation are residential areas of mixed lot sizes with single- family residential dwellings being the primary land use. 2. The proposed rezoning is for a single-family dwelling. This meets the purpose and intent of the Base Zoning District. The following conditions of approval are recommended: 1. Approval is subject to the approval of Ordinance 2024-XX (Rezoning a part of PID 24.032.20.42.0003 from AG-C to RR-G). 2. The applicant shall comply with all local, state, and federal permits and requirements. 3. No development or site work is approved with this resolution. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. Staff recommends the following motion: Motion to recommend approval of the attached resolutions and ordinance to approve a Comprehensive Plan amendment and Zoning Map Amendment for part of PID 24.032.20.42.0003, with findings and conditions as described by staff within the staff report. Attachments 1. Resolution 03-19-24-05 Approving Submittal of a Comprehensive Plan Amendment to the Metropolitan Council 2. Ordinance 2024-03 Amending the Official Zoning Map 3. Resolution 03-19-24-06 Approving Findings of Fact for Rezoning 4. Planning Commission "Comprehensive Plan Amendment and Rezoning for PID 2403220420003” Packet, March 12, 2024 CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 03-19-24-05 APPROVING AN AMENDMENT TO THE FUTURE LAND USE MAP IN THE 2040 SCANDIA COMPREHENSIVE PLAN FOR PART OF PID 24.032.20.42.0003 WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC (the “owner”), has requested approval to amend the designation of the parcel with the PID 24.032.20.42.0003 in the Future Land Use Map of the 2040 Scandia Comprehensive Plan; and WHEREAS, the property is legally described as follows: See Exhibit A WHEREAS, the Planning Commission reviewed the Comprehensive Plan Amendment request at a duly noticed Public Hearing on March 12th, 2024, and recommended that the City Council approve the request with conditions; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve the request for the Future Land Use Map Comprehensive Plan Amendment of parcel 24.032.20.42.0003, based on the following findings and conditions: 1. The existing and proposed use of the area is consistent with the guidance of the area being changed from Agricultural Core to General Rural. For the lot to be utilized as agricultural the area would need to be deforested and significant natural resources exist in the area. 2. The applicant shall comply with all local, state, and federal permits and requirements for new development on the parcel. 3. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. 5. The amendment shall not be effective until Metropolitan Council approval. Whereupon, said Resolution is hereby declared adopted on this 19th day of March 2024. Christine Maefsky, Mayor ATTEST: Kyle Morell, City Administrator EXHIBIT A The north 487.88 feet of the east 500.00 feet of the Northwest Quarter of the Southeast Quarter of Section 24, Township 32 North, Range 20 West, Washington County, Minnesota. This parcel contains 5.600 acres, more or less, and is subject to all easements, restrictions and covenants of record. CITY OF SCANDIA ORDINANCE NO. 2024-03 AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP TO REZONE PART OF PID 24.032.20.42.0003 FROM AGRICULTURAL CORE (AG-C) TO RURAL RESIDENTIAL GENERAL (RR-G) The City Council of the City of Scandia, Washington County, Minnesota hereby ordains: Section 1. Amendment. The official Zoning Map, as adopted in 153.200.020 Subd. 1 of the Unified Development Code of the City of Scandia is hereby amended to change the designation of the following described property from Agricultural Core (AG-C) to Rural Residential General (RR-G): See Exhibit A Section 2: Effective Date. This ordinance shall be effective upon its passage and summary publication according to law. Passed and adopted by the City Council of the City of Scandia this 19th day of March 2024. ____________________________________ Christine Maefsky, Mayor ATTEST: Kyle Morell, City Administrator EXHIBIT A The north 487.88 feet of the east 500.00 feet of the Northwest Quarter of the Southeast Quarter of Section 24, Township 32 North, Range 20 West, Washington County, Minnesota. This parcel contains 5.600 acres, more or less, and is subject to all easements, restrictions and covenants of record. CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 03-19-24-06 APPROVING FINDINGS OF FACT FOR REZONING FOR PART OF PARCEL ID 24.032.20.42.0003 WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC (the “owner”), has requested approval to rezone 5.6 acres legally described as follows: See Exhibit A WHEREAS, the applicant has request a lot line adjustment that would transfer the property described between PID 24.032.20.42.0003 and 24.032.20.13.0001; and, WHEREAS, the Planning Commission reviewed the request at a duly noticed Public Hearing on March 12th, 2024, and recommended that the City Council approve the request with conditions; and, WHEREAS, the City Council has adopted an Ordinance 2024-03 rezoning the affected parcels from Agricultural Core (AG-C) to Rural Residential General (RR-G). NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve the request for the reclassification of the property, based on the following findings: 1. The proposed rezoning is consistent with the General Rural guidance in the 2040 Comprehensive Plan. The future land use section of the Comprehensive Plan notes that the areas within this designation are residential areas of mixed lot sizes with single- family residential dwellings being the primary land use. 2. The proposed rezoning is for a single-family dwelling. This meets the purpose and intent of the Base Zoning District. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. Approval is subject to the approval of Ordinance 2024-03 (Rezoning a part of PID 24.032.20.42.0003 from AG-C to RR-G). 2. Approval is subject to the approval of a lot line adjustment between PID 24.032.20.42.0003 and 24.032.20.13.0001 3. The applicant shall comply with all local, state, and federal permits and requirements. 4. No development or site work is approved with this resolution. The applicant shall obtain all necessary permits prior to work on the site. 5. The applicant shall pay all fees and escrow costs related to the application. Whereupon, said Resolution is hereby declared adopted on this 19th day of March 2024. Christine Maefsky, Mayor ATTEST: Kyle Morell, City Administrator EXHIBIT A The north 487.88 feet of the east 500.00 feet of the Northwest Quarter of the Southeast Quarter of Section 24, Township 32 North, Range 20 West, Washington County, Minnesota. This parcel contains 5.600 acres, more or less, and is subject to all easements, restrictions and covenants of record. 1 | P a g e Date of Meeting: March 12, 2023 To: Chair Loeffler and Members of the Planning Commission From: T.J. Hofer, Consultant City Planner Re: Comprehensive Plan Amendment and Rezoning for PID 2403220420003 Applicant: Greg Sandager Zoning: AG-C Owner: Riverview Estates, LLC Future Land Use: Agricultural Core Location: PID: 24.032.20.42.0003 Review Deadline April 20, 2024 The applicant is requesting approval to change the future land use guidance and zoning for part of the parcel with PID 2403220420003 (subject parcel). The future land use guidance would change from Agricultural Core to General Rural with a Comprehensive Plan Amendment (CPA) and the zoning would be amended from Agricultural Core (AG-C) to Rural Residential General (RR-G). These approvals would allow for the administrative approval of a lot line adjustment between the subject parcel and 15995 Quality Trail North. BACKGROUND The applicant recently acquired the parcel and now wishes to sell part of the subject parcel to an adjacent landowner as part of the parcel does not serve the use of the applicant. The landowner of the subject parcel owns the adjacent parcel to the east where Rustic Roots Winery operates. The landowner intends to eventually expand the Winery use to the subject parcel, and the forested area on the north side of the parcel does not serve the winery use. As part of the application for CPA and rezoning, the applicant has also applied for a lot line adjustment with the property to the north, 15995 Quality Trl N. The area to be gained by 15995 Quality Trl N is the area that will be reguided and rezoned (transferred area). Staff understands 2 | P a g e that this area is proposed to be used by the owner of 15995 Quality Trl N as a recreational area and will not be developed. If the lot line adjustment were processed without the CPA and rezoning, the lot would be zoned both AG-C and RR-G and would be a nonconforming lot under the lot size standards for the AG-C district. Due to this, rezoning is required. The rezoning cannot be approved without a CPA as well, as the rezoning would be inconsistent with the Future Land Use Map in the 2040 Comprehensive Plan. The transfer area has steep slopes, multiple possible wetlands, and Clapps Creek runs through the area. EVALUATION OF REQUEST CPA and Rezoning – Map Amendment The requested CPA will change the guidance of the transferred area from Agricultural Core to General Rural on the Future Land Use Map. Additionally, the transferred area will be rezoned from Agricultural Core (AG-C) to Rural Residential General (RR-G). Section 153.500.060 of the UDC details the procedure and approval criteria for a Rezoning and Comprehensive Plan Amendment. First, is review by the Planning Commission, followed by City Council approval. If approved by the Council, the CPA request would be reviewed by the Metropolitan Council, who would review it to ensure the proposed change follows regional plans. Once the CPA is approved by the Metropolitan Council, the CPA change becomes official. The UDC states that a zoning map amendment and Comprehensive Plan Amendment should be judged based on, but not limited to: a. The specific policies and provisions of the City’s adopted Comprehensive Plan, including public facilities and capital improvement plans. b. Whether the proposed action meets the purpose and intent of this Chapter or in the case of a map amendment, it meets the purpose and intent of the individual Base Zoning District. The transferred area is guided as Agricultural Core by the 2040 Comprehensive Plan. The property would have to be deforested if it were to be utilized for agricultural purposes. With the change of guidance to General Rural, the property will remain undeveloped and will have further use than if it were left Agricultural Core. 3 | P a g e The Rural Residential General district is described as: Lands zoned Rural Residential General (RR-G) are established to provide for principal residential use with estate or large-lot development patterns. The RR-G District includes lot or parcel configurations that are generally unplatted, including mostly non-riparian land. The RR-G District areas are guided General Rural in the Comprehensive Plan. The lot is guided General Rural in the Comprehensive Plan so the proposal is consistent with the Comprehensive Plan. ANALYSIS Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment. Carnelian-Marine-St. Croix Watershed District The Carnelian-Marine-St. Croix Watershed District (CMSCWD) noted that the area has significant natural resources. Clapps Creek, a large wetland, and a bluff line exist which would likely make development, grading or filling, and the addition of any impervious surface in the new parcel area non-compliant. Washington County At the time of writing this staff report, Washington County had not provided any comments. Department of Natural Resources At the time of writing this staff report, the DNR had not provided any comments. Engineering Department The City Engineer had no comment. Public Works Department The Public Works Director had no comment. Fire Department The Fire Chief had no comment. 4 | P a g e Staff Analysis Staff finds that the proposal is generally consistent with the Comprehensive Plan and UDC. Staff believes that the proposal for the CPA and the rezoning is generally in compliance with the requirements outlined within the UDC. While not required to be reviewed by the Planning Commission or City Council, the applicant has concurrently submitted an application for a lot line adjustment. Staff has reviewed the proposed conditions shown on the submitted survey and found that pending the approval of the CPA and rezoning, the proposed lots meet the dimensional standards of the UDC. COMMISSION ACTION The Planning Commission can do one of the following: 1. Recommend approval, with or without conditions, of the attached ordinance and resolutions. 2. Recommend denial, with findings, of the attached ordinance and resolutions. 3. Table the request for further review/study. Staff recommends that the Planning Commission recommend approval of the request for a CPA to amend the guidance for the transferred area from Agricultural Core to General Rural. Approval includes a resolution. The following findings of approval are recommended: 1. The existing and proposed use of the area is consistent with the guidance of the area being changed from Agricultural Core to General Rural. For the lot to be utilized as agricultural the area would need to be deforested and significant natural resources exist in the area. 2. The applicant shall comply with all local, state, and federal permits and requirements for new development on the parcel. 3. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. 5. The amendment shall not be effective until Metropolitan Council approval. Staff recommends that the Planning Commission recommend approval of the request for a rezoning from AG-C to RR-G for the transferred area. Approval includes an ordinance and resolution. The following findings of approval are recommended: 1. The proposed rezoning is consistent with the General Rural guidance in the 2040 Comprehensive Plan. The future land use section of the Comprehensive Plan notes that 5 | P a g e the areas within this designation are residential areas of mixed lot sizes with single- family residential dwellings being the primary land use. 2. The proposed rezoning is for a single-family dwelling. This meets the purpose and intent of the Base Zoning District. The following conditions of approval are recommended: 1. Approval is subject to the approval of Ordinance 2024-XX (Rezoning a part of PID 24.032.20.42.0003 from AG-C to RR-G). 2. The applicant shall comply with all local, state, and federal permits and requirements. 3. No development or site work is approved with this resolution. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. RECOMMENDATION Staff recommends the Planning Commission: Motion to recommend approval of the attached resolutions and ordinance to approve a Comprehensive Plan amendment and Zoning Map Amendment for part of PID 24.032.20.42.0003, with findings and conditions as described by staff within the staff report. Attachments 1. Draft Resolution 03-19-24-XX Approving Submittal of a Comprehensive Plan Amendment to the Metropolitan Council 2. Draft Ordinance 2024-XX Amending the Official Zoning Map 3. Draft Resolution 03-19-24-XX Approving Findings of Fact for Rezoning 4. Location Map 5. Zoning Map 6. 2040 Future Land Use Map 7. Application 8. Survey, dated January 30, 2024 CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 03-19-24-XX APPROVING AN AMENDMENT TO THE FUTURE LAND USE MAP IN THE 2040 SCANDIA COMPREHENSIVE PLAN FOR PART OF PID 24.032.20.42.0003 WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC(the “owner”), has requested approval to amend the designation of the parcel with the PID 24.032.20.42.0003 in the Future Land Use Map of the 2040 Scandia Comprehensive Plan; and WHEREAS, the property is legally described as follows: See Exhibit A WHEREAS, the Planning Commission reviewed the Comprehensive Plan Amendment request at a duly noticed Public Hearing on March 12th, 2024, and recommended that the City Council approve the request with conditions; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve the request for the Future Land Use Map Comprehensive Plan Amendment of parcel 24.032.20.42.0003, based on the following findings and conditions: 1. The existing and proposed use of the area is consistent with the guidance of the area being changed from Agricultural Core to General Rural. For the lot to be utilized as agricultural the area would need to be deforested and significant natural resources exist in the area. 2. The applicant shall comply with all local, state, and federal permits and requirements for new development on the parcel. 3. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. 5. The amendment shall not be effective until Metropolitan Council approval. Whereupon, said Resolution is hereby declared adopted on this 19th day of March 2024. Christine Maefsky, Mayor ATTEST: Kyle Morell, City Administrator EXHIBIT A The north 487.88 feet of the east 500.00 feet of the Northwest Quarter of the Southeast Quarter of Section 24, Township 32 North, Range 20 West, Washington County, Minnesota. This parcel contains 5.600 acres, more or less, and is subject to all easements, restrictions and covenants of record. CITY OF SCANDIA ORDINANCE NO. 2024-XX AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP TO REZONE PART OF PID 24.032.20.42.0003 FROM AGRICULTURAL CORE (AG-C) TO RURAL RESIDENTIAL GENERAL (RR-G) The City Council of the City of Scandia, Washington County, Minnesota hereby ordains: Section 1. Amendment. The official Zoning Map, as adopted in 153.200.020 Subd. 1 of the Unified Development Code of the City of Scandia is hereby amended to change the designation of the following described property from Agricultural Core (AG-C) to Rural Residential General (RR-G): See Exhibit A Section 2: Effective Date. This ordinance shall be effective upon its passage and summary publication according to law. Passed and adopted by the City Council of the City of Scandia this 19th day of March 2024. ____________________________________ Christine Maefsky, Mayor ATTEST: Kyle Morell, City Administrator EXHIBIT A The north 487.88 feet of the east 500.00 feet of the Northwest Quarter of the Southeast Quarter of Section 24, Township 32 North, Range 20 West, Washington County, Minnesota. This parcel contains 5.600 acres, more or less, and is subject to all easements, restrictions and covenants of record. CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 03-19-24-XX APPROVING FINDINGS OF FACT FOR REZONING FOR PART OF PARCEL ID 24.032.20.42.0003 WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC (the “owner”), has requested approval to rezone 5.6 acres legally described as follows: See Exhibit A WHEREAS, the applicant has request a lot line adjustment that would transfer the property described between PID 24.032.20.42.0003 and 24.032.20.13.0001; and, WHEREAS, the Planning Commission reviewed the request at a duly noticed Public Hearing on March 12th, 2024, and recommended that the City Council approve the request with conditions; and, WHEREAS, the City Council has adopted an Ordinance 2024-XX rezoning the affected parcels from Agricultural Core (AG-C) to Rural Residential General (RR-G). NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve the request for the reclassification of the property, based on the following findings: 1. The proposed rezoning is consistent with the General Rural guidance in the 2040 Comprehensive Plan. The future land use section of the Comprehensive Plan notes that the areas within this designation are residential areas of mixed lot sizes with single- family residential dwellings being the primary land use. 2. The proposed rezoning is for a single-family dwelling. This meets the purpose and intent of the Base Zoning District. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. Approval is subject to the approval of Ordinance 2024-XX (Rezoning a part of PID 24.032.20.42.0003 from AG-C to RR-G). 2. Approval is subject to the approval of a lot line adjustment between PID 24.032.20.42.0003 and 24.032.20.13.0001 3. The applicant shall comply with all local, state, and federal permits and requirements. 4. No development or site work is approved with this resolution. The applicant shall obtain all necessary permits prior to work on the site. 5. The applicant shall pay all fees and escrow costs related to the application. Whereupon, said Resolution is hereby declared adopted on this 19th day of March 2024. Christine Maefsky, Mayor ATTEST: Kyle Morell, City Administrator EXHIBIT A The north 487.88 feet of the east 500.00 feet of the Northwest Quarter of the Southeast Quarter of Section 24, Township 32 North, Range 20 West, Washington County, Minnesota. This parcel contains 5.600 acres, more or less, and is subject to all easements, restrictions and covenants of record. 1, 50 4.7© Bolton & Menk, Inc - Web GIS 0 Legend Location Map This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. Disclaimer: 2/29/2024 9:01 AM 1,053 Feet Roads US Trunk Highway Minnesota Trunk Highway County Highway Local Roads Ramp City Limits Parks 75 2.3 © Bolton & Menk, Inc - Web GIS 0 Legend Zoning Map This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. Disclaimer: 2/20/2024 3:39 PM 527 Feet City Limits Parcels (1/1/2024) Lot Lines Parks Shoreland Overlay PUD Overlay Lakes Mining Overlay Saint Croix River District Zoning Agricultural Core Agricultural Preserves Rural Residential General Village Neighborhood Rural Commercial Rural Residential Neighborhood Village Historic Core Village Center Open Space - Planned Unit Development Industrial Park Area to be reguided and rezoned. 75 2.3 © Bolton & Menk, Inc - Web GIS 0 Legend Future Land Use Map This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. Disclaimer: 2/20/2024 3:42 PM 527 Feet City Limits Parcels (1/1/2024) Lot Lines Parks Future Land Use Agricultural Core Area General Rural Mining St Croix River Corridor Area Open Water Railway Recreation Area Protected Rural Commercial Rural Mixed Use Village Mixed Use Village Neighborhood Area to be reguided and rezoned.