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City of Mounds View Planning Commission Report Meeting Date: February 19, 2003 Title: Consideration of a Text Amendment Request Regarding Chapter 1111 of the Zoning Code Relating to the R-O Zoning District -- Planning Case TX03-001 Introduction: The property owner residing and operating a business at 2865 County Highway 10 has requested an amendment to Chapter 1111 of the Zoning Code relating to the maximum allowed square footage of an accessory building. The Code indicates that accessory uses within an R-O district are regulated as they are in the R-4 zoning district, which is the same for an R-3 district, and so on. In the single family district, an accessory building may not exceed 952 square feet without a conditional use permit and that the total square footage of all accessory use space shall not exceed 1,800 square feet. Discussion: The property owner asserts that the zoning requirements relating to the size of his garage, which is essentially his place of business, are too restrictive and not in keeping with the intent of the Residential Office district. According to the Zoning Code, the purpose of the district is as follows: The purpose of the R-0, Residential Office District is to provide for high-density residential use and for the transition in land use from residential to low intensity business allowing for the intermixing of such uses. The intent is to allow for a more dense development, with or without a commercial component. In other words, this district is a true “mixed use” district. Given that commercial and residential uses are is allowed on the site at the same time, one could argue that there are in effect two principal uses. As such, the garage area should not be considered accessory but rather principal, and should not be subject to the accessory garage requirements as articulated in the single-family residential district. There are a number of approaches that could be taken to resolve this situation, ranging from doing nothing (if the determination is such that no changes should be made) or to completely rewrite the district requirements. Staff recommends a simple addition to the permitted use section to include the following language: • All permitted uses allowed in a B-2 District • Automotive Accessory Installation Operations While staff is not comfortable with the language relating to high density residential and density bonuses (refer to the attachment), we are not inclined to make any changes relating to this section of the Code. The Comprehensive Plan Future Land Use Map indicates the property located at 2865 County Highway 10 should be developed as a mixed use planned unit development, which is to say that both commercial and residential uses would be permitted. Thus, the proposed Code revisions would be consistent with the Comprehensive Plan. Item # 6