07-27-1994 Council Agenda - Laserfiche WebLink

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DAHLEN & DWYER, INC. As Vacant The subject site is a rectangular shaped parcel of land containing a total of 40,794 SF or .94 acres. The site is mostly level. Zoning is 1 -1 or Light Industrial. Criteria which are considered in the analysis of the parcel "as vacant" are uses which are physically possible, uses which are legally permissible, uses which are economically feasible and uses which have maximum productive characteristics. An analysis of the surrounding development activity reveals mostly industrial development in the form of warehouse or office /warehouse. Companies having office /warehouse /research facilities in the immediate area include St. Jude Medical, Trane Company, United Scientific, Inc., and Arden Fasteners, Inc. There is also a Knox Lumber Building and a Levitz Furniture building in the area. Although access to the area is slightly below average, its proximity to the St. Paul CBD and the Interstate Freeway System is good. Little Canada is forecasted to continue with increases in population and employment. High traffic volumes, a good population base and above average location with good freeway access and visibility are all important attributes for successful development. The subject parcel, with the exception of slightly below average access, enjoys all of these attributes to one degree or another. Therefore, after analyzing existing zoning ordinances, adjacent development characteristics, land use patterns, traffic flows, environment, competitive space and site characteristics, it is my opinion that the Highest and Best Use of the subject parcel, "as vacant" would be for some type of industrial development designed for maximum utilization in conformance with the 1 -1 Zoning Code of the City of Little Canada. As Improved The subject site is currently improved with a 10,800 SF metal clad auto body shop. This use is compatible with the current zoning and surrounding land uses. The site has slightly below average accessibility but is convenient to the interstate freeway system and the St. Paul CBD. The building is suitable for the site and was constructed in 1975 and extensively remodeled in 1985 -1986. The improvements on the subject site are well designed and there is adequate on -site parking. The property would definitely appeal to an owner /user or it could be purchased by an owner - occupant choosing to lease a small portion of the building. Page 102 25