City Code § 154.172 AMENDMENTS AND MAP CHANGES
(D) Criteria for amendment of the official zoning map.
(1) In considering any petition for an amendment to the official zoning map, the Planning Commission and City Commission shall consider the following criteria in making its findings, recommendations and decisions:
(a) Consistency with the goals policies and future land use map of the city's MasterPlan, including any sub-area or corridor studies. If conditions have changed since the Master Plan was adopted, the consistency with recent development trends in the area.
(b) Compatibility of the site's physical, geological, hydrological and other environmental features with the host of uses permitted in the proposed zoning district.
(c) Evidence the applicant cannot receive a reasonable return on investment through developing the property with one of the uses permitted under the current zoning.
(d) The compatibility of all the potential uses allowed in the proposed zoning district with surrounding uses and zoning in terms of land suitability, impacts on the environment, density, nature of use, traffic impacts, aesthetics, infrastructure and potential influence on property values.
(e) The capacity of city utilities and services sufficient to accommodate the uses permitted in the requested district without compromising the health, safety and welfare of the city.
(f) The capability of the street system to safely and efficiently accommodate the expected traffic generated by uses permitted in the requested zoning district. A traffic impact study in accordance with the requirements of §§ 154.121 and 154.122 shall be provided if the proposed rezoning district permits uses that could generate 100 or more directional trips during the peak hour, or at least 1,000 more trips per day than the majority of the uses that could be developed under current zoning.
(g) The apparent demand for the types of uses permitted in the requested zoning district in the city in relation to the amount of land in the city currently zoned and available to accommodate the demand.
(h) The boundaries of the requested rezoning district are reasonable in relationship to surroundings and construction on the site will be able to meet the dimensional regulations for the zoning district listed in the schedule of regulations.
(i) If a rezoning is appropriate, the requested zoning district considered to be more appropriate from the city's perspective than another zoning district.
(j) If the request is for a specific use, is rezoning the land more appropriate than amending the list of permitted or special land uses in the current zoning district to allow the use?
(k) The requested rezoning will not create an isolated and unplanned spot zone.
(l) The request has not previously been submitted within the past one year unless conditions have changed or new information has been provided.
(m) Other factors deemed appropriate by the Planning Commission and the City Commission.
Mount Pleasant, Michigan City Code (excerpt) 04/01/2010