09-28-1994 Council Agenda - Laserfiche WebLink

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I Northwest Associated Consultants, Inc. C U R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H MEMORANDUM TO: Little Planning Commission FROM: Stephen Grittman DATE: 8 September 1994 RE: Little Canada - General Business District Uses FILE NO: 758.10 This memorandum is intended to provide the City with some information relating to the allowable uses in the City's B -3, General Business Zoning District. This issue came up in the recent discussions as to the redevelopment potential of the Rice Street commercial area. An attempt is made here primarily to help define the discussion, as we believe that a more substantial examination will be made of this issue in the Comprehensive Plan process which the City is currently undertaking. The land uses on Rice Street are affected by several factors. These include traffic levels and speeds on the roadway, lot sizes and property ownership patterns, visibility of the property, accessibility of the property, existing uses in both Little Canada and Roseville or Shoreview, the condition of those existing land uses, and possibly most importantly, general market economic influences. Many of these factors are outside of the province of the City's power to control. Some the City can exert some leverage over; and others the City can control outright. The current B -3 District allows a broad range of commercial land uses, most of which would be considered typical of a general commercial district. Of the permitted uses on the list, it would appear unwise to prohibit any of these. This is due to two assumptions: first, that a potential shopping center development would want the flexibility to lease to any of them, and second, that the retail market in Little Canada creates a potential demand for the listed services which would have to be satisfied somewhere. 5775 Wayzata Blvd. • Suite 555 St. Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837 Page 35