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4.0 BACKGROUND 4.1 The property, located in Planning District 14, has a Comprehensive Plan designation of Business (S) and a zoning classification of Retail Business District (S -2). 4.2 The existing property has an older multi - tenant office building and a nonconforming parking area that encroaches far into the adjacent Dale Street right -of -way (ROW). 5.0 REVIEW OF COMPREHENSIVE PLAN 5.1 When reviewing applications to rezone land, the Community Development Department staff must first determine whether the anticipated use and subsequent zoning district designation is consistent with Roseville's Comprehensive Land Use Plan. 5.2 The property has a Comprehensive Plan designation of Business (B). Section 1 005.05 (General Business Districts) and Section 4 (Land Use) of the Comprehensive Plan collectively describe the "B" designation as corresponding to the land uses allowed in the BAB, B -2, B -3, B -4, and B -0 Zoning Districts, the combination of which allows nearly all commercial and business uses (excluding industrial uses) . other nearby properties in Roseville have Comprehensive Plan designations of Low Density Residential (LR), High Density Residential (HR), and Cemetery (CEM). Land uses across Larpenteur Avenue in St. Paul include single- and multi - family residences, a gas station /convenience store, a dental office, and a cemetery. 6.0 REVIEW OF PROPOSED REZONING 0.1 The B -2 and B -3 Districts allow and prohibit many of the same uses; these are not identified in the staff report. The following paragraphs comprise an exhaustive list of uses that are treated differently between the B -2 and B -3 Districts and provide descriptions of the differences: a. The proposed B -3 zoning conditionally permits major auto repair, battery sales, building material sales, motels, new car sales, open sales lots, pawn shops, and small - vehicle rental and leasing, whereas these same uses are prohibited in a B -2 district. b. A B -3 district also simply permits several uses that are not allowed in the existing B- 2 zoning; these uses are minor auto repair, photocopying, catering, clothing sales, costume rental, hospitals and assisted living facilities, linen supply, bait shops, monument sales, medical appliance sales, plumbing showrooms and stores, studios for TV recording and broadcasting, sign stores, and indoor storage. c. Mortuaries, pet stores, and commercial skating rinks and swimming pools are uses which are all conditionally permitted in a B -2 district and permitted under the B -3 zoning. d. The proposed B -3 zoning, however, prohibits several uses that are allowed in the existing B -2 district; these uses — amusement establishments, bingo halls, dance halls, health clubs, and pool halls — would likely generate high traffic volumes and parking demand in the evening and nighttime hours. one final use, snowmobile sales, is in this same category, but might not generate much traffic or noise on a regular basis. PF08 -017 RCA 061608.doc Page 2 of 6