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N I N C MEMORANDUM T0: FROM: DATE: RE: FILE NO: NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN Little Canada Planning Commission Stephen Grittman August 11, 1998 Little Canada -County Road C Zoning 758.10 MARKET RESEARCH The City recently approved a rezoning on a single parcel of land at the northeast corner of County Road C and Rosewood Drive. The zoning designation for that parcel was changed from B-3, General Business to R-B, Residential Business Transition. A coffee shop is proposed for the site, combined with a second floor dwelling unit. Upon approving the rezoning and the development plans, the City Council directed the Planning Commission to consider the zoning pattern on the entire block. Surrounding this parcel is B-3 zoned commercial property to the west, R-1 zoned single family residential to the north, B-3 zoned residential dwellings to the east, and B-3 zoned commercial to the south. The three lots to the east of this parcel are being used in a non- conforming manner: commercially zoned property occupied by single family dwellings. It has been suggested that an R-B, Residential Business Transition District would be appropriate for these three lots in an effort to blend the area's commercial and residential land uses and zoning patterns. Farther to the east on County Road C are four single family lots which are zoned R-1. The R-B zoning allows lower intensity residential uses, including single and two-family homes, with limited commercial uses or mixed uses by Conditional Use Permit. With the residential use being introduced on the "Coffee House" parcel, the mixed use flexibility allowed under the R-B zoning may be appropriate. This zoning would also remove the non-conforming label from the existing residential uses. 5775 WAYZATA BOULEVARD, SUI PHONE 6 12-595 PARK. MINNESOTA 5541 6 Page 69 95-9837