(A) Initiate. The City Council or Planning Commission may, upon their own motion, initiate a request to amend the text or the district boundaries of this title. The procedural requirements of this chapter shall not apply to such proposed amendments initiated by the city except to the extent required by Minnesota State Statute. Any person owning real estate within the city may initiate a request to amend the text or district boundaries of this title so as to affect the said real estate.
(B) Application and procedure. Pursuant to M.S. § 15.99, an application for an amendment shall be approved or denied within 60 days from the date of its official and complete submission unless extended by the city pursuant to statue or a time waiver is granted by the applicant. Additional city requirements are as follows:
(1) A pre-application meeting may be required by city staff at which the appropriate application procedures, requirements and applicable provisions relating to the request will be reviewed and explained.
(2) Request for amendments (text and map) shall be filed with the City Clerk on an official application form. Such application shall be accompanied by a fee as set forth in the current city fee schedule. Supporting materials, as outlined in § 153.192, as determined by the Zoning Administrator as applicable to be necessary for the complete and clear definition and understanding of the request. The request shall be considered as being officially submitted when all the information requirements are complied with as determined by the City Clerk. In cases when an application is judged to be incomplete, the City Clerk shall notify the applicant, in writing, within 10 days from the date of submission.
(3) Upon receipt of a complete application, as determined by staff review, and following preliminary staff analysis of the application and request, the City Clerk, when appropriate, shall set a public hearing following proper hearing notification. The Planning Commission shall conduct the hearing, report its findings and make recommendations to the City Council. Notice of the hearing shall consist of a legal property description, description of request and a general description of the property location, and be published in the official newspaper at least 10 days prior to the hearing. Written notification of the hearing shall be mailed at least 10 days prior to all owners of land within 350 feet of the boundary of the property in question, if notification is required by state statute.
(4) Failure of a property owner to receive the notice shall not invalidate any such proceedings as set forth within this title.
(5) The City Clerk shall instruct the appropriate staff persons to prepare technical reports where appropriate, and provide general assistance in preparing a recommendation of action to the City Council.
(6) The Planning Commission shall consider possible effects of the proposed amendment. Its judgment shall be based upon, but not limited to, the following factors:
(a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the Official City Comprehensive Plan.
(b) The proposed use is or will be compatible with present and future land uses of the area.
(c) The proposed use conforms with all performance standards contained in this code.
(d) The proposed use can be accommodated with existing public services and will not overburden the city’s service capacity.
(e) Traffic generation by the proposed use is within capabilities of streets serving the property.
(7) The Planning Commission and city staff shall have the authority to request additional information from the applicant concerning operational factors or to retain expert testimony with the consent and at the expense of the applicant concerning operational factors. This information is to be declared necessary to establish performance conditions in relation to all pertinent chapters of this title. Failure on the part of the applicant to apply all necessary supportive information may be grounds for denial of the request.
(8) The Planning Commission shall, as appropriate, make findings of fact and shall recommend approval or denial of the request. The recommendation shall be accompanied by the report and recommendation of the city staff.
(9) The City Council shall not act upon an amendment until the Planning Commission has held a public hearing on the request. The City Council shall act upon the amendment within 60 days from the date of submission of a complete application, unless an extension has been provided, pursuant to M.S. § 15.99.
(10) Subject to limitations of M.S. § 15.99, if, upon receiving the reports and recommendations of the Planning Commission and city staff, the City Council finds that specific inconsistencies exist in the review process and thus the final recommendation of the City Council may differ from that of the Planning Commission, the City Council may, before taking final action, refer the matter back to the Planning Commission for further consideration. The City Council shall provide the Planning Commission with a written statement detailing the specific reasons for referral. This procedure shall be followed only 1 time on a singular action.
(11) Approval of an amendment shall require a majority vote of all members of the City Council. Amendments which change all or part of the existing classification of a zoning district from residential to either commercial or industrial require a 2/3 majority vote of all members of the City Council.
(12) The amendment shall not become effective until such time as the City Council approves an ordinance reflecting the amendment and the ordinance is published in the official newspaper.
(13) Whenever an application for an amendment has been considered and denied by the City Council, a similar application for the amendment affecting substantially the same property shall not be considered again by the Planning Commission or City Council for at least 6 months from the date of its denial; and a subsequent application affecting substantially the same property shall likewise not be considered again by the Planning Commission or City Council for an additional 6 months from the date of the second denial unless a decision to reconsider such matter is made by not less than 2/3 majority vote of the full City Council.
(C) Certificate of taxes paid. Prior to approving an application for map amendment, the applicant shall provide certification to the city that there are no delinquent property taxes, special assessments, interest, or city utility fees due upon the parcel of land to which the map amendment application relates.
(Prior Code, § 908.06) (Am. Ord. 119, passed 11-12-1997; Am. Ord. 2001-6-1, passed - -2001; Am. Ord. 2007-1-3, passed 1-9-2007; Am. Ord. 2009-5-1, passed 5-12-2009; Am. Ord. 2012-9-1, passed 9-11-2012; Am. Ord. 2022-5-13, passed 5-10-2022)