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B -W, Business - Warehousing District <br />A large area of S, Shoreland, zoned property is proposed to be <br />rezoned as a B -W district, in the extreme northeast portion of <br />the study area (15). The existing businesses in this proposed <br />zone are a Knox Lumber, a Levitz furniture store, and a Connco <br />Shoes store. These business uses are large, warehouse /retail <br />stores which are characteristic of the B -W zone. Rezoning these <br />parcels to the B -W district is more logical, with regard to the <br />existing land uses. <br />P, Public District <br />One, thin strip of land is being proposed as a rezoning from the <br />I -1 to P zoning district. The site area is located between <br />Country Drive and Interstate 35E or the eastern study area <br />boundary (8). <br />This site area is the location of the City Garage, and it makes <br />more sense to have it zoned P rather than I -1. <br />I -1, Light Industrial District <br />Three areas are proposed to remain as I -1 zones. Two of the I -1 <br />areas are separated by the St. Paul Water Department easement. <br />The Woodlynn Avenue area is located west of the easement (11), <br />and the Ryan Industrial Park is located east of the easement <br />(12). <br />The relative isolation of these two areas, away from major <br />transportation routes, and the greater level of development, when <br />compared to areas south and east, imply that these two areas <br />should remain zoned I -1. Future redevelopment studies may change <br />this recommendation. <br />Redevelopment of these areas is a possibility, however, only in <br />the long -term. The condition of the existing businesses may not <br />warrant redevelopment measures, at this time. The City should <br />enforce all applicable performance standards required in the I -1 <br />zone to ensure existing and future sites are of the highest <br />quality possible within Ordinance specifications. <br />The third area to remain zoned I -1 is located south of the City <br />Garage (proposed P) on the northwest corner of Owasso Boulevard <br />South and Country Drive (7). <br />A Best Auto and Tire Center and the proposed Bwana Archery are <br />located on the site parcels. The businesses are relatively <br />recent (or current) developments. Based on the fairly good <br />quality of these land uses, the site area is not being proposed <br />for rezoning or redevelopment at the present time. <br />Page 58 <br />