02-26-2003 Council Agenda - Laserfiche WebLink

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There are two primary issues discussed by the Planning Commission. The first is the concept of outdoor storage in this location. Under the existing B -3 regulations, outdoor storage would not be permitted. The PUD would be needed in this case to accommodate a use that has typically been restricted to 1 -1 District areas. The Planning Commission consensus was that no outdoor storage would be acceptable on this site. It was noted that if approved, the applicant could store the equipment inside the building, or construct a building to accommodate the storage. The applicant indicated that this could be a solution he would find suitable for his needs. The second issue was more fundamental to the intent of the land use plan for this area. Little Canada Road has been identified as the "main street" for the community, and a significant amount of City investment has gone into upgrading the streetscape and redevelopment of the private property in this corridor. Some members of the Planning Commission expressed concern that an electrical contractor would be inconsistent with the land use direction for this area. The applicant has stated that one advantage of his business is that there is a very low traffic level, with employees gathering only for a short time in the morning, only one or two on -site employees through the day, and very few daily visitors. While this may be viewed as a positive from the perspective of the adjoining residential neighborhood, one of the characteristics of a "main street" commercial district is higher traffic levels and the opportunity for business interchange. In summary, the business is viewed as positive in that the applicant demonstrated a concern for the condition of his site and building, and the site work would benefit the area over the existing condition. This general view is restricted to inside uses and storage, however, and the note that outside storage would be inconsistent with the area. The primary question is whether the business would be a complement to the commercial character of the area in accordance with the directives of the Comprehensive Plan for Little Canada Road. The Planning Commission split on this issue with a 3 -3 tie vote. Planning staff does not recommend the rezoning. Although the redevelopment of the site would improve it over the existing conditions, the land use does not appear to be consistent with the plans for the redevelopment along Little Canada Road. pc: Kathy Glanzer Steve Westerhaus Lee Elfering Greg Schroeder