12-30-1987 Council Agenda - Laserfiche WebLink

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PLANNING REPORT northwest EssociEted co'lsL TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: 8 December 1987 RE: VanGuilder Rezoning and Variance FILE NO: 758.09 - 87.71 ItEnts, inc. uc-C\-0( aka `�A V� i-E CPS' k > _Y BACKGROUND Gregg VanGuilder hasapplied for a rezoning of a parcel at 206 E. Little Canada Road. The current zoning is B -3, while the proposed zoning would be R -B, Residential Business District. In addition, the applicant has filed for a variance from the lot width requirements of the R -B District. The applicant's purpose for these proposals is to accommodate the mix of both residential and business uses on the site. While the R -B District does provide for this in certain circumstances, it does require a conditional use permit. ANALYSIS The Comprehensive Plan controls land use in the City. Zoning is the principal imple- mentation technique employed by the City to achieve its Comprehensive Land Use goals. This site is a part of Planning District 13. ,Due to existing land use and traffic carriers in this area, District 13 is intended to be comprised entirely of highway related, or neighborhood service type businesses. The zoning designation of B -3 was established witn the anticipation that non - conforming residential uses in the area would be phased out over time. As such, a rezoning to R -B would be contrary to the intent of the Comprehensive. Plan for this area. The R -8 Disrict would tend to allow or encourage further residential use in this area. In addition, the purpose of the R -B District as stated in the Zoning Ordinance, is to provide a transition between residential and business areas. In this case, no transition would be created since the property on both sides of the site is zoned B -3. While R -1 property does abut the property on the south, this single property would provide little or no transitional effect, particularly since the business use of the property occurs to the residential side of the site. Page 27 4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925 -9420