08-02-1989 Regular Planning Commission Meeting Agenda

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Minutes of the Arden Hills Regular Planning Commission Meeting, August 8, 1989 Page 2 CASE #89-11 (Cont'd) -The Comprehensive Plan policy statements on commercial development set the following criteria for evaluating rezoning applications: • 1. All commercial enterprises should be concentrated into compact, well-planned areas. 2. Commercial expansion should be primarily through extension of existing commercial areas. Planner Bergly noted the site is adjacent to two sites th at have been rezo ned to B-2 District. Bergly explained the Zoning Ordinance requires that a statement must accompany the rezoning request which indicates how the rezoning is in conformity with the Comprehensive Plan; the applicant has provided the statement. The Planner advised that before any new business zoning occurs, the property must be located on a collector or arterial road, which it does, or the rezoning shall be an extension of an existing business district, which it is. Bergly reviewed the considerations listed on his report of 8-2-89, page 2, Items 1 through 6. He noted under Item #1 the circulation problems which currently exist in this area; the business uses are becoming more concentrated, however, the relationship between developments does not provide continuity of access and circulation. Bergly explained each development has its own access point on Lexington and there are not circulations connections between uses. The Planner also reviewed permitted uses and specially permitted uses in the B-2 • District. He advised that the site development will add traffic to Lexington Avenue and a retail/service development will generate significantly more trips per day than an office development, but will contribute less to peak hour traffic increases. Bergly explained that if this parcel is rezoned, there will be two remaining industrial buildings in this area of Arden Hills with frontage on Lexington. Although Lexington Avenue development could be termed "strip" zoning, due to the multiple uses on several tracts, the impact is not nearly as severe as "strips" of single user sites each having separate access. The Planner reviewed his conclusions: 1. The proposed rezoning for this site may be appropriate for the following reasons: a) The use will be more compatible than many uses permitted in the I-2 District. b) The change in use will start the redevelopment process for this old industrial area developed prior to current development regulations. c) Traffic will likely increase due to the development, but the nature of the traffic will have less impact than some uses permitted in the I-2 District. d) The site is located between two other B-2 Districts. e) The least desirable B-2 uses can be controlled through the SUP and site • plan review process.