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4.0 BACKGROUND
<br />4.1 The property, located in Planning District 14, has a Comprehensive Plan designation of
<br />Business (B) and a zoning classification of Retail Business District (B-2).
<br />4.2 The existing property has an older multi-tenant office building and a nonconforming
<br />parking area that encroaches far into the adjacent Dale Street right-of-way (ROW).
<br />$.O REVIEW OF COMPREHENSIVE PLAN
<br />5.1 When reviewing applications to rezone land, the Community Development Department
<br />staff must first determine whether the anticipated use and subsequent zoning district
<br />designation is consistent with Roseville's Comprehensive Land Use Plan.
<br />5.2 The property has a Comprehensive Plan designation of Business (B). Sections 1005.05
<br />(General Business Districts) and Section 4(Land Use) of the Comprehensive Plan
<br />collectively describe the "B" designation as corresponding to the land uses allowed in the
<br />B-1B, B-2, B-3, B-4, and B-6 Zoning Districts, the combination of which allows nearly
<br />all commercial and business uses (excluding industrial uses). Other nearby properties in
<br />Roseville have Comprehensive Plan designations of Low Density Residential (LR), High
<br />Density Residential (HR), and Cemetery (CEM). Land uses across Larpenteur Avenue in
<br />St. Paul include single- and multi-family residences, a gas station/convenience store, a
<br />dental office, and a cemetery.
<br />5.3 Although the forthcoming update of the Comprehensive Plan is in a draft form that has
<br />been neither finalized nor adopted, the "2030 Land Use Map" currently shows the subject
<br />property to appropriate for "Neighborhood Business" uses, which are described as being
<br />on small sites at the intersection of minor arterial and collector streets and that are
<br />"designed to have limited impacts on adjacent residential areas." The proposed use seems
<br />to fit nicely into this description.
<br />6.O REVIEW OF PROPOSED REZONING
<br />6.1 The proposed B-3 zoning conditionully permits major auto repair, battery sales, building
<br />material sales, motels, new car sales, open sales lots, pawn shops, and small-vehicle
<br />rental and leasing, whereas these same uses are prohibited in a B-2 district.
<br />6.2 A B-3 district also simply permits several uses that are not allowed in the existing B-2
<br />zoning; these uses are minor auto repair, photocopying, catering, clothing sales, costume
<br />rental, hospitals and assisted living facilities, linen supply, bait shops, monument sales,
<br />medical appliance sales, plumbing showrooms and stores, studios for TV recording and
<br />broadcasting, sign stores, and indoor storage.
<br />6.3 Mortuaries, pet stores, and commercial skating rinks and swimming pools are uses which
<br />are all conditionally permitted in a B-2 disri-ict and permitted under the B-3 zoning.
<br />6.4 The proposed B-3 zoning, however, prohibits several uses that are allowed in the existing
<br />B-2 district; these uses — amusement establishments, bingo halls, dance halls, health
<br />clubs, and pool halls — would likely generate high traffic volumes and parking demand in
<br />the evening and nighttime hours. One final use, snowmobile sales, is in this same
<br />category, but might not generate much traffic or noise on a regular basis.
<br />PF08-017 RPCA 060408
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