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Permitted uses in a B 1 zoning district include the medical and dental services, offices (business and professional), hospitals, sanitoriums, rest homes, private clubs or lodges, beauty parlors, greenhouses, and lawn and garden centers. Conditional uses include, but are not limited to, motels and hotels if adjacent to a federal or state highway, mortuaries, research and development establishments, churches, public and private colleges and schools, furniture stores if more than 40,000 square feet in size, gift stores, dog kennels, manufacture of electronic medical instruments and integrated microcircuit computer chips, schools of music and dance, mail order sales and limited production, day care centers, veterinary clinics, and parking to accommodate uses in contiguous business districts. Required building/structure setbacks for a B1 zoning district include a minimum front yard setback of 30 feet, a minimum side yard setback of 10 feet, and a minimum year yard setback of 20 feet. Off-street parking areas can be within five feet of side property lines and within ten feet of the rear property line adjacent to a residential area. Building height is limited to three stories, unless the building itself is within 150 feet of a residential building. In this case, the building height is the average height of existing residential buildings within 150 feet of the commercial building. If the property were developed with a use permitted in this zoning district, the existing buffer between these properties and the residential properties to the east could be reduced to a ten foot buffer strip with vegetation and/or screening no less than 6.5 feet in height (Section 1005,01 (I) of the City Code), The flexibility allowed in redeveloping the site as a planned unit development would be lost. 5.0 STAFF COMMENT 5.1 In reviewing this request, staff has made the following findings: 1. The City's Comprehensive Plan map designates the six parcels along Hamline Avenue as Medium Density Residential and the interior parcel as Low Density Residential. 2. The text of the City's Comprehensive Plan specifically address this parcel (Site #13-3), In 1994, the Council's decision was to change the land use designation of this site from Low Density Residential to Medium Density Residential, with site design to be reviewed through a planned unit development approach. The Council's decision also specifically stated that the Medium Density Residential designation does not include land east of the lots which front on Hamline Avenue. 3. The applicant has not demonstrated that any factors affecting the City's decision on these properties have changed. In addition, while the Comprehensive Plan is updated annually, the City has not seen any changes in area conditions which would result in the land use designation of this property being revisited. PF#2978 . (01/14198) - Page 9 of 11