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Planning Commission • Case No. 471-97: O'Neil Property March 28, 1997 Page 10 ■ Comparison with Existing Zoning The existing zoning on the site is B-1 (neighborhood business) for 17 acres and R-2 (single family and duplex residential) for seven acres. The B-1 district would allow thr following uses: Permitted • barber shops • beauty parlors • convenience grocery stores • laundromat, self-service washing and drying Conditional • governmental and public utility buildings • professional and commercial offices • commercial planned unit development as regulated by Chapter 1120 • solar energy and wind generator systems Staff does not regard the development of 17 acres in neighborhood businesses as practical or marketable. There is just too much land in this parcel to be absorbed by the limited range of • businesses listed as permitted. The most likely use of this property, Wit were to remain in this district, is offices. The proposal includes this use, so in this aspect, changing the zoning from B-1 to PUD is not a change. The obvious difference is having an entertainment use as opposed to a retail use, and replacing the potential for duplexes under the R-2 residential district with the office buildings in the proposal. The development of office buildings with no access to County Road 112 is a quieter use than duplexes fronting onto County Road 112 would be. The offices will be probably be closed on weekends and evenings. There will be no driveways onto County Road 1.12 and no neighbors in close by yards. • • Pattern of Movie Start Times Staff has prepared a tally and bar chart showing the pattern of movie start times on weekends for four of the larger St. Paul area theaters, based on times advertised in the newspaper. This tally shows a peak in the number of screens in use at 7:15 PM and 10:00 PM. The maximum number of screens in use at any one time is 92% during the 6:30 PM to 8:00 PM. This information shows when there is a potential for peaks in traffic and parking demands, but should not be substituted for actual data. The Wells report provides actual parking counts at two Carmike theaters. The supplementary traffic study will provide data on counts taken at the White Bear Theater on April 4-5. • Resolution from Economic Development Commission • At their meeting on March 27, the Economic Development Commission passed a resolution supporting the development of a 16-screen movie theater and office buildings for this section of