08-24-2005 Council Agenda - Laserfiche WebLink

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connected to a driveway granting access to a garage building for one of the residential buildings. No changes are proposed to the curb cut location along County Road B. Landscaping would consist of the existing tree and lawn cover. One note regards the parking lot improvements. There is currently no curb around the parking lot. The zoning ordinance requires concrete curbing around all commercial parking areas. The rezoning and expansion of the building would trigger the correction of the current condition by installation of curb. In addition to this comment, the applicants should be required to add a small amount of shrub plantings to the northeast side of the parking lot to screen headlights from the adjoining residential property. No other site planning issues are evident. The building plan meets the required setbacks for the R -B zoning district. The applicant has provided building elevations which are designed to match the existing building design and materials. Summary and Recommendation The proposed rezoning and Conditional Use Permit are designed to permit an expansion of the existing non - conforming office building, currently zoned R -3 and surrounded by multiple family residential property. The office use has coexisted with the residential development for several years, and the expansion would not appear to raise concerns over land use compatibility. The pattern of use and traffic circulation should not be affected by the proposal. As such, planning staff recommends approval of the rezoning to R -B, Residential Business Transition District, and approval of the Conditional Use Permit, based on the following findings: a. The proposed use is compatible with the high density residential development. b. The expansion will not negatively impact the surrounding development. c. No change is anticipated to the pattern of use or circulation. d. Only minimal impact on existing vegetation is expected. e. The additions to curbing and landscaping address potential issues related to parking lot use and stormwater control. This recommendation is based on the conditions that the applicants add concrete curbing to the perimeter of the parking lot per zoning ordinance requirements; that a small area of shrubs is added to the northeast corner of the parking lot to screen headlight glare from the adjacent residential property; and that any comments of the City Engineer are considered relative to utilities and stormwater management. pc: Kathy Glanzer Lee Elfering Steve Westerhaus Indian Land Tenure Foundation, 151 East Little Canada Road, LC, MN 55117 Bill Rust, Rust Morrison Walijarvi, 4701 Clark Ave., White Bear Lake, MN 55110 2