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1189 1. PURPOSE AND SCOPE.On November Ilth, Adr. Lorris VTilliams, Chairman of the Planning Commission of the Village of Falcon Heights, requEa ted that the undersigned provide advice concerning the most appropriate course which the Village should follow with reference to the provision of additional commercial zoning. Assuming that commercial zoning adequateto meet the needs of the community is desirable both from the standpoint of convenience and tax policy, the issue can be simply expressed by two questions: 1. Should the Village zone additional Land for commercial purposes now in anticipation of fut,u.re development? 2. Or, should the community adopt a "wait and see" policy, review each proposal on its merits when it is presented and take such ac- tion as the particular situation warrants? The area which was selected for specific study consists of the land adjacent to Larpenteur west of Snelling. The comments which follow are limited in their application to this district. 2. DISCUSSION. ildith reference to question 1) above, an analysis of the exhibit accompanying this report entitled "Land Use and Zoning, Portion of Falcon Heip~hts, Minresota,'~ reveals the following date with reference to the portion of the study area located adjacent to Larpenteur between Cleveland and Snelling. TABLE 1 ANALYSIS BY USE Larpenteur between Cleveland and Snelling TOTAL PUBLIC PRIVATE PRIVATE Private, Vacant Vacant zoned for zoned for Res. or Agr. Commercial. Feet 18160 6175 9995 1570 l~60 Percent look 50.9 19.1% 15.45 4.52 Of the roughly 1570 feet of frontage which is vacant, residentially zoned and in private ownership, that attached display shows that most of it is divided into small parcels of 100 to 200 feet in width and, consequently, not particularly usable for consolidated commercial functions i~h its present form. Therefore it can be concluded that at present there is very little space, within the study area, presently zoned for residence or agriculture which is, by its size or location, inherently commercial in character. It is the experience of the under- signed that zonings areas of the kind under discussion in anticipation of commercial development does not, in itself, operate to reserve the land for this use. The reader need look no farther than the apartment buildings constructed adjacent to the northeast corner of Idaho and Snelling for verification of this statement inasmuch as the land upon which the apartment buildings are situated is classified for commer- cial purposes. St. Paul has many similar areas. On the other hand, if land of the kind under discussion zoned for commercial purposes is at a later date partially developed for resi- dential uses, positive hafm can result. Subsequent commercial developments on the remaining vacant land which are incompatible with the dominant residential character of the area, can only lead to con- flicts between the commercial an dresidential interests.