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Item No: 5B <br />Meeting Date: November 16, 2005 <br />Type of Business: Public Hearing <br /> <br />City of Mounds View Staff Report <br /> <br />To: Mounds View Planning Commission <br />From: Jim Ericson, Community Development Director <br />Item Title/Subject: Consideration of a Request to Rezone the Property at <br />2544–2574 County Road 10 from B-2, Limited <br />Business, to B-3, Highway Business; Planning Case <br />ZC2005-003 <br /> <br />Introduction: <br /> <br />The applicant, Kraus-Anderson Realty Company, on behalf of the property owner M & E <br />Realty Company, is requesting to rezone their property at 2544–2574 County Road 10, <br />commonly known as Silverview Plaza, from B-2, Limited Business, to B-3, Highway <br />Business. <br /> <br />Background: <br /> <br />Silverview Plaza opened in 1988, and at some point that same year, a rezoning was <br />requested from B-2 to B-3, similar to the current request. That request was denied to due <br />concerns regarding inadequate parking availability. Despite this, for many years the facility <br />has experienced full or nearly full occupancy. The current zoning designation, B-2, allows for <br />less intense commercial and service oriented businesses such as Laundromats, locksmiths, <br />delicatessens, financial offices, florists, sporting goods and hardware to name a few. <br /> <br />The property owner has requested to rezone the property to B-3, which would allow for all <br />uses within the B-2 district plus more intense commercial uses such as restaurants, auto <br />parts and auto repair, motel or hotels and gas stations. The present tenant mix at Silverview <br />Plaza include a niche fruit arrangement vendor, a pizza delivery service, a school, a <br />Chiropractic office, a hair salon and. Currently, forty-five percent of the retail area is vacant. <br /> <br />Discussion: <br /> <br />According to the City Code, in order to approve a rezoning request, it must be determined <br />that the requested zoning designation would (1) be consistent with the City’s Comprehensive <br />Plan, and (2) not be detrimental to the neighborhood or adversely affect any adjoining <br />properties. <br /> <br />Regarding the first criteria, the request would not be inconsistent with the Comprehensive <br />Plan map, which designates this area as “Community Commercial”, the same designation <br />provided for Moundsview Square. The existing and requested zoning designations are <br />consistent within a Community Commercial guided area. As to the second criteria, however, <br />the request may not conform to the subjective adverse effects test, which will be explored in <br />greater detail on the next page.