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AUG -20 -1999 09:10 NAC <br />612 595 9837 P.06/06 <br />The District allows limited commercial uses by Conditional Use Permit, giving the City the <br />opportunity to review commercial proposals for consistency with the neighborhood land <br />use, including screening and buffering which may be appropriate. The most likely <br />commercial use for this site would probabiy be small offices, since the retail value of the <br />property is degraded by lack of major street access and visibility. This district would be <br />best supported by language In the Comprehensive Plan which suggests the possibility of <br />commercial or mixed use on the site. <br />The commercial use allowed under the R -8 scenario, however, would not be significantly <br />different than the current use (notwithstanding the outdoor storage problem). The <br />contractor shops an the site are relatively low impact, and the self - storage warehousing <br />has one of the lowest activity levels of industrial uses. <br />In summary, the R-1 District most clearly meets the objectives of the land use plan. The <br />R -2 District is also suited to the land use plan directive, and may allow some additional <br />economic incentives to redevelop the site. The R -8 District is the most flexible of the <br />three, but would likely necessitate some land use plan changes to support this option. <br />Under all three options, the existing uses would become legal non - conforming businesses. <br />This status would not permit intensification, and would direct that eventually, the land use <br />transitions to a conforming use. <br />While the R -B district is flexible, the allowable commercial uses are not substantially <br />different than the nature of the existing uses. Perhaps the greatest problem of the existing <br />1 -1 Zoning is the potential for much more undesirable land uses, including those which <br />create noise or emissions incompatible with residential neighborhoods. The R -2 may <br />provide the best compromise between economic impacts of rezoning and land use impacts <br />of the current 1 -1 District. <br />P <br />Joel Hanson <br />Kathy Glanzer <br />Page 6 <br />TOTAL P.06 <br />