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<br />FLUlZoning Conflicts <br /> <br />The existing Future Land Use and Zoning designations can impact development and redevelopment of the <br />area. By law, the Future Land use designation takes precedent over zoning designations. When these are <br />in conflict, development to a more desired use may be prohibited, or additional processes make the project <br />unfeasible. Additional process may include amendments to the Future Land Use Map, Zoning Map or both. <br /> <br />Future Land Use and Zoning designations of property within the SAS are shown within Figures 3 and 4. <br />The purpose of the Future Land Use map (FLUM) is to provide overall direction and vision to the <br />development of the City or area. The FLUM indicates the sharp contrast between the two sub-areas: <br />residential to the north and commercial/industrial to the south. <br /> <br />Figure 1: Existing Land Use by Sub-Area <br /> <br />Existing Land Uses by Sub-Area <br /> <br />50.00% <br />45.00% <br />40.00% <br />35.00% <br />30.00% <br />25.00% <br />20.00% <br />15.00% <br />10.00% <br />5.00% <br />0.00% - <br /> <br /> <br />1----- <br />_North, <br />__- South j <br /> <br />.5 <br />I <br /> <br />? <br />§ <br />1 <br /> <br />¡ <br /> <br />j¡ ð <br />ff ¡ <br /> <br />~ <br />¡ <br />.... <br />j <br /> <br />'t! <br />J <br /> <br />."N f!J <br />~ ¡ <br />¡ 0 <br />J <br /> <br />~ <br />¡ <br /> <br />(}) <br />I <br /> <br />The purpose of the zoning map is to implement the FLUM by indicating in more detail the proposed uses <br />and design. The northern sub-area is represented by a mixture of residential zonings that are consistent <br />with their FLU designations. The southern sub-area is a more mixed pattern of residential, commercial and <br />industrial zonings. The original residential development pattern is obvious in the scattered locations of <br />residential zoning categories. This can also be seen in the Existing Land Use map, which shows the current <br />use of the land regardless of the FLU or zoning designation. <br /> <br />Figure 5 clearly indicates the FLU and zoning inconsistencies. There are only 2 inconsistencies in the <br />northern sub-area, while almost a third of the southern sub-area has a conflict. These conflicts hinder <br />development by restricting permitted uses and requiring additional steps in the development process, <br />issues which increase the cost of development. <br /> <br />Non-conforming Lot size <br /> <br />People use their property in creative ways to adapt to the economic forces of the day, and along the way <br />create non-conforming lots. It is very common for people to sell part of their land to adjacent landowners to <br />accommodate a new use instead of aggregating an entire lot. Single owners of multiple, adjacent lots also <br />use parts of adjacent lots to accommodate grow1h. Many of these lots were not subdivided through the <br /> <br />6 <br />