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4.0 STAFF COMMENTS and FINDINGS 4.1 In reviewing the Schreier's request and alternatives, staff has made the following findings: 1. The City's Comprehensive Plan map designates this area as Low Density Residential, from 3096 Cleveland Avenue North south to Brenner Avenue. 2. The City's Comprehensive Plan also states that this area should be developed as low density housing, but that a master residential plan should be done for the area. 3. The area is currently zoned R-1, Single Family. 4. The change proposed for the Charles Cabinet/Schreier parcel(s) would start a slow encroachment and conversion of single family homes to a more intensive business use. If constructed properly, this type of use could serve could be a buffer between the industrial and residential uses. The Comprehensive Plan Policy Section does state that the city will maintain the existing housing areas and not allow further encroachment into them. It also states that the city will encourage new business, orderly transition to them, and creation of buffers between industrial uses and existing residential uses. (See attachment, Goals pg 3, 5, 6, 7,10, 11, 12, 16, 17). The proposed change (if approved) to the comprehensive plan and zoning map would bring the pre-existing non conforming cabinet shop property into compliance with the City's Comprehensive Plan designation and development policies for this lot. But, without mitigation, adjoining areas would then be subjected to impacts of the new business changes. Within Roseville's zoning code, only a PUD process can assure that mitigation occurs. Including both parcels will a[so increase the flexibility of the PUD. 5. With proper conditions and mitigation, the orderly expansion of the existing use (Charles Cabinet) may not adversely affect the public health, safety, or general welfare. 6. If designed properly, the buildings along this entire east side of Cleveland could be a noise and visual buffer of residential uses to the east. This strip of homes facing Cleveland should be planned for collectively, while providing the property owners with assurance that it is their decision to change land uses. There is a need in the community for land on which small owner occupied offices and shops can be developed. Changing the land use designation of these parcels in the Comprehensive Plan would facilitate the redevelopment of these parcels for other uses. PF#2986 - (10/14/98) - Page 6 of 9