04-28-1982 Council Agenda - Laserfiche WebLink

Home Browse Search

Little Canada Planning Commission, Mayor and City Council 29 January 1982 Page Two Based upon our review of the proposed development plans, the Little Canada Zoning Ordinance and the City's Comprehensive Plan, the following issues are presented: Land Use and Zoning The property was previously zoned P, Public /Semipublic based upon its use as an educational institution. The P District is extremely limited in terms of the kinds of uses allowed. Consequently any use not listed as permitted or conditional necessitates a rezoning. While office buildings are listed as permitted uses in more than one district (e.g.the R -B, B -3, B -W and I -1), the R -B is the least intense of these. Also, a conditional use permit is required for any use other than single and two family dwellings in the R -B District. While some may argue that the proposal is a "spot zoning ", it must be realized that the R -B District was intended as a transitional zone designed to be located between residential areas and areas containing higher use types. In this regard, it is the opinion of our office that the proposed office use serves as an appropriate land use transition from the commercial areas west along Little Canada Road to the residential areas to the east. In addition to the concept of land use transition, the Comprehensive Plan recommends that changes in land use be buffered from one another by physical barriers wherever possible. The property in question is separated from most of the residential area to the north by both Gervais Creek and Spooner Park. Exceptions to this are the immediately adjacent homes to the east of the site. Enhancement of the landscaping on the east edge of the site would reduce potential impact on these homes. Another consideration in determining the acceptability of the proposed use is the impact of traffic on surrounding neighborhoods. Access to the site is con- sidered excellent. The Comprehensive Plan has established Little Canada Road as a collector street. It should be noted that the R -B District requires that offices be served by at least a collector street. The functional classification of Little Canada Road and the proximity of the site to I -35E should result in little or no penetration of residential neighborhoods by traffic generated from the proposed use. Proposed Site Plan (See Exhibit C, Attached) The site plan meets all setback and size requirements for the R -B District (Section 909). The proposed redevelopment of the school building involves only minor alteration to the existing site. The existing parking area on the west side of the building will be expanded to accommodate the office use. A second parking area will be constructed to the southeast of the building. 21