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"Fcc <br />�rw aJ�JO <br />612 595 9837 P.02,04 <br />Northwest Associated Consultants Inc. <br />COMMUNITY PLANNING • DESIGN • MARKET RESEARCH <br />MEMORANDUM <br />TO: Little Caned Mayor and CI <br />Little Canada Planning Commission <br />FROM: Stephan Grittman <br />DATE: June 6, 1996 <br />RE: Little Canada - PUD Zoning Text Amendment <br />FILE NO: 758.10 - 96.07 <br />Staff has uncovered a potential concern relating to the City's ability to enforce Its intention <br />that automobile related commercal uses be prohibited in the Rice Street and Little Canada <br />Road Redevelopment District The Development Guide does not specifically address this <br />issue, and the current (1981) Comprehensive Plan suggests that automobile uses would <br />Develloopmpent Guide's treatment of the area, buts not dopted�at this time, therefor, the <br />1981 Plan controls. <br />The concern which this situation raises is that as the City proceeds to conduct appraisals <br />of RicelLittie Canada area properties in <br />must account for the highest and best use � e� property. pe Since nci the cur the appraiser <br />PUD, which conceivably allows any use listed in the vvarioous zoning districts, current wiser <br />would have to consider the possibility that some of the land could be put to an automobile <br />related commercial use, such as a gasoline /convenience store. <br />Even though the City would argue that such a facility would not meet the intent of the <br />Development Guide or the current planning for the District (and thus would not be <br />approved) the appraiser may not be able to make this assumption and would have to factor <br />this in to the properly value. As a result, the City's acquisition efforts would be complicated <br />by the consideration of a land use which may not realistically be permitted. <br />5775 Wayzata Blvd. • Suite 555 • St, Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837 <br />Page 44 <br />