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1.3 The Planning Commission needs to make a recommendation to the City Council on the appropriateness and extent of any change to the Comprehensive Plan. The Planning Commission also needs to make a recommendation on the appropriateness and extent of the concept planned unit development for Charles Cabinet. Unless there is a continuation or referral back to the Commission, this is the last review and decision the Commission will have on this project. 1.4 Upon recommendation by the Planning, the City Council will take action Commission on the Comprehensive Plan amendment. If the City Council approves a comprehensive plan amendment, the amendment is subject to Metropolitan Council review and approval. 1,5 Upon recommendation by the Planning Commission, the City Council will also take action on the concept plan for the planned unit development for Charles Cabinet. If the concept is approved, the Council will take additional action in the future regarding the final plan and the planned unit development agreement. The change in the zoning map designation of the parcel(s) from R-1 to PUD-B must also be published. The effective date of any change is after receipt of the Metropolitan Council review of the comprehensive plan amendment and legal publication of the zoning change. 2.0 BACKGROUND (Land Use) 2.1 Charles Cabinet Company, Inc. has been operated as a business on the parcel at 3090 Cleveland Avenue since 1955. When the property was zoned R-1 in 1959, the existing business became a non-conforming use. The Schreiers have owned the two homes on the parcel north of the Charles Cabinet for approximately 20 years. In 1991, they purchased the Charles Cabinet business and parcel from Mr. Schreier's father. Since 1991 sales have doubled and the number of employees has increased. In order to function effectively and continue to grow in this location, additional building space is required. 2.2 The current uses (a house and a business) create a unique problem for the Schreiers. Because the Comprehensive Plan and Zoning designation both state the site and the lots from County Road 0 to Brenner should be used for low density residential uses, the pre-existing non-conforming cabinet shop cannot be expanded and could not be easily converted to a residential use. Significant change has occurred since the 1950s: Cleveland Avenue traffic has steadily increased and the land west of Cleveland has been converted from a mix of residential and industrial uses into a contemporary high value business park. Hence, property abutting the east edge of Cleveland Avenue from County Road 0 to Brenner has become less desirable as single family property. Selling the house and business for residential uses would not recoup the replacement costs for another site according to the applicant. Therefore, the applicant proposes to remain on the site by changing the Comprehensive Plan for one parcel and creating a PUD redevelopment zone on that site. The redevelopment project would serve many purposes in addition to PF#2986 - (10/14/98) - Page 2 of 9