04-08-10 Planning Comm. Agenda - Laserfiche WebLink

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Exhibit B -Land Use Plan (Planning District 4) Exhibit C -Zoning Map ANALYSIS Existing Conditions. The study area includes a mixture of uses and a total of 10 individual parcels. As shown on Exhibit A, approximately one half (50 percent) of the study area is devoted office/warehouse and retail commercial uses. Approximately 40 percent of the land area is comprised of single family homes (5 total) and the remaining 10 percent of the land lies vacant. To be noted is that the single family homes within the study area exist as legal nonconformities and may not be expanded. Under current nonconformity regulations, nonconforming uses and structures may be repaired, replaced, and improved, but not expanded in scope or volume. Access to the various lots are provided from Little Canada Road, County Road C and a segment of Jackson Street. Existing property access is considered less than ideal from a traffic safety and circulation standpoint. Comprehensive Plan. The study area lies within Planning District 4 as depicted on the City's Land Use Plan (see attached Exhibit B). The Plan notes that commercial uses are expected to continue to be the predominant land uses in the District however, small amounts of commercial-residential mixed use may be considered in some areas. The Plan also makes specific reference to the study area noting that the area has been in transition for some time, from a scattered district of single family homes and a few small commercial buildings, to a more concentrated commercial center. The Plan calls for commercial development in the area, with an expectation that local services and office uses are most likely. Finally, the Plan notes that a part of the expectation for this area is its role as a connection between the primary commercial district along Rice Street to I-35E, and across the freeway to the original "village" area of Little Canada. B-3, General Business District. As noted, the block in question is presently zoned B-3, General Business. The current application of the district ensures consistency between the City's Land Use Plan and Zoning Map (as required by the Metropolitan Council). According to the ordinance, the purpose of the B-3, General Business District is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. The B-3 District makes an allowance for a typical variety of commerciallbusiness uses. To be noted is that single family residential dwellings are not listed as a permitted use. 2