03-27-1985 Council Agenda - Laserfiche WebLink

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Little Canada Mayor and City Council Little Canada Planning Commission 6 March 1985 Page Two of the existing development to the south along the eastern part of the Steneroden site. However, a significant portion of the site's southern boundary also abuts B -3 commercial which allows highly intense, non- residential uses. The City's Comprehensive Plan (see Exhibit E) suggests two differing uses for the site. Commercial development is shown for the front portion of the site. The easterly half of the site is indicated for low density residential development. As the residential development along Iona Lane backs onto the Steneroden site, there is the potential for buffering and screening of the lower density resi- dential activity. Additionally, the substantial 8 -3 frontage along Rice Street makes a case for at least a portion of the property in question being utilized in a non - residential activity. The fundamental problem as we envision the situation is to ensure that what- ever development occurs on the site be in harmony with and protection is afforded the surrounding low density residential uses. While automatic, general provisions of the Ordinance provide such protection, the abrupt change in use intensities may cause special concern. A similar case, one in fact involving a car wash, has recently been processed through the City and may serve as a precedent for action on the Steneroden request. The case in point is the car wash on Demont which had residential use to the east and intense commercial to the west. To ensure adequate protection, the property was rezoned to PUD with the intent of accommodating "compatible" commercial uses. This approach would seem applicable in the Steneroden case and would be preferable to a straight B -3 district change. Additionally, the PUD would possibly facilitate development on the rear of the lot. SITE PLANNING PROBLEMS The property in question poses a number of problems, notably with development of the rear of the site. Alternatives do, however, appear possible with the potential access being provided into the area from County Road C. The location of a possible cul -de -sac positioned along the south lot line needs also to be explored with neighboring property owners to the south. These basic questions will have to be addressed prior to consideration of development on the back portion of the Steneroden site. Under present City policy, it should be pointed out that resolution of this matter rests with the property owners and not the City. cc: Joseph Chlebeck Lowell Nagovsky Don Carley Rockne Waite Ruth Steneroden Tom Sweeney 12