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NORTHWEST ASSOCIATED CONSULTANTS <br />INC 9►' COMMUNITY PLANNING - DESIGN - MARKET RESEARCH <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: June 8, 1998 <br />RE: Little Canada - McMillan Coffee House - Rezoning /CUPNariance <br />FILE NO: 758.09 - 98.10 <br />Background <br />Jan and Doug McMillan have applied for approval to develop a mixed use development <br />on a parcel at the northeast corner of Rosewood Lane and County Road C. This project <br />would entail a Victorian -style structure with a coffee shop on the main floor and a <br />residence for the applicant on the upper floor. A detached garage and an off - street <br />parking lot would also be located on the parcel. The applicant is proposing a one way <br />parking lot loop which would allow for a drive -thru window on the north side of the building. <br />The project site is currently zoned B -3, which allows for commercial uses, but would not <br />allow a residential use on the property. As a result the project would require a rezoning <br />to R -B, Residential Business District, with a Conditional Use Permit to allow a mixed use <br />activity on the site. Due to the size of the lot and the setback requirements of the R -B <br />District, a variance to side yard setback would also be necessary to utilize the lot in the <br />manner proposed by the applicant. <br />Issues and Analysis <br />Land Use. Rezonings require a finding that the use is consistent with the Comprehensive <br />Plan, as well as with existing and future land uses in the area. The Comprehensive Plan <br />illustrates an expected transition between commercial and single family residential uses <br />in this immediate area, and states that the City will have to determine the most appropriate <br />zoning classification for this district. Currently, lots to the east and north are utilized as <br />single family residential, although some of them immediately east along County Road C <br />5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK, MINNESOTA 5541 6 <br />PHONE 612- 595 -9636 FAX 612 - 595-9837 E -MAIL NAG@WINTERNET.COM <br />Page 44 <br />