08-24-2005 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 PLANNING REPORT TO: FROM: DATE: RE: NAC FILE: Little Canada Planning Commission Stephen Grittman August 9, 2005 Little Canada - Indian Land Tenure Foundation - Rezoning/CUP 758.09 - 05.20 Background and Analysis The applicants occupy an office building at 151 East County Road B2, surrounded by multiple family residential buildings, and adjacent to the railroad. The property in question was originally utilized as the sales office for the condominiums in the area, but has since operated as a non - conforming office use in an R -3, High Density Residential Zoning District. The applicants are requesting an expansion of the office building. As a non - conforming use, they are "grandfathered" in their current condition. No expansion is permissible. To allow for the expansion, a rezoning would be necessary to a zoning district which allows office uses. If a rezoning is to be considered, planning staff would recommend no more than an R -B, Residential Business District. This district permits low density residential uses as permitted uses, and high density residential or lower intensity commercial uses - including commercial office space - by Conditional Use Permit. This district is transitional in nature and would not necessarily require any amendment to the City's Comprehensive Plan. Because the land uses allowed in this district would commonly be considered to be compatible with the surrounding high density residential development, there should be no concern over "spot" zoning. Spot zoning is typically a concern when a small, incompatible spot is zoned out of character with its surroundings. With regard to the Conditional Use Permit, the site plan shows an expansion creating a total building area of approximately 3,400 square feet. The basic parking requirements for a building of this size would be 18 parking spaces. The plan meets this standard, and includes one handicapped space adjacent to the main entrance. The parking lot is