04-26-2006 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners @nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: April 7, 2006 RE: Little Canada — 2700/2724 Rice Street Rezoning FILE NO: 758.10 - 06.02 Background and Analysis As a part of the review and update of the Zoning Ordinance, staff has considered the potential elimination of the B -1, Neighborhood Business District. The purpose of this district is as a site for small commercial buildings that are otherwise surrounded by residential neighborhoods. Historically, this district would have provided a site for a small corner grocery store or similar type use. Over time, the nature of business retailing has changed to be much more dependent upon traffic and high- exposure so such businesses can capture non -local traffic, in addition to local neighborhood clientele. As such, there is no longer a significant need to the B -1 District in contemporary retailing. Prior to eliminating this district from the code, however, the City must consider the appropriate zoning designation for its one B -1 zoned parcel. At the corner of Iona Lane and Rice Street are two business parcels that have served as a buffer between the Iona Lane residential area and the traffic along Rice Street. One of these (2700 Rice Street) is zoned R -1, Single Family, and the other (2724 Rice Street) is zoned B -1, Neighborhood Business. According to the residents in this neighborhood, these two parcels were permitted to be occupied by low- intensity business uses to provide that buffer. City officials may recall when the Rice at C Center was developed to the south, there was a great deal of concern raised by the neighborhood as to the appropriate buffer distances, and comments were made regarding the nature of the commercial uses along Rice Street in this area.