04-22-1998 Council Agenda - Laserfiche WebLink

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Comprehensive Plan consistency. The following Goals and Policies of the City's Comprehensive Plan suggests that auto - oriented commercial development may be appropriate in this area: Goal: Develop a cohesive and use pattern which ensures compatibility and functional relationships among activities. Policy: Compatible uses and activities shall be concentrated and clustered into functionally related sub -units of the community. Zoning decisions should be made based upon the needs of the community and the needs of the local district in which the zoning action is being considered. ► Surrounding land uses. The existing development along Rice Street in the area between Viking Drive and County Road B2 is developed primarily with auto oriented uses including a convenience gas station, two fast food restaurants, a shopping center, health club and the former middle school site. Additional commercial sites exist on the west side of Rice Street in the City of Roseville. These uses, with the exception of the middle school site, may be characterized as uses that cater to the motoring public. Auto oriented uses have developed in this area to take advantage of traffic, visiblity and access from Rice Street and the proximity to State Highway 36. In this regard, the proposed.Tuffy Auto Center is generally compatible with the existing uses in the area. As there are no defined uses for the other two proposed lots, no determination of compatibility can be made regarding these parcels. ► Former middle school site as a physical barrier. The former middle school site, at the intersection of Rice and County Road B2 serves to define the northern boundary of an auto related use sub - district. The former middle school site acts as a barrier that physically separates the more auto - oriented uses between County Road B2 and Viking Drive from the community oriented commercial uses along Rice Street to the North. This barrier would give the City the opportunity to clearly define and separate the area south of County Road B2 as an auto - oriented use sub - district area, preventing encroachment of these types of uses into the defined community commercial area north of County Road B2. ► Single lot B -2 zoning. The applicant is currently proposing to rezone the entire parcel to 3 -2. However, the City may consider rezoning only the proposed Tuffy's Auto Center lot to 3-2 with the remainder of the parcel maintaining 3 -3 District zoning. This would offer the City some assurance that the entire parcel would not be developed with intensive auto oriented uses. This option also offers the applicant a wider range of potential uses to develop on the remaining two lots. The principal drawbacks to rezoning only the proposed Tuffy's Auto Center lot to B -2 is 2 Page 33