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4.6 Granting of the rezoning and Comprehensive Plan Amendment (and any variances needed) would bring the structure into conformance with the Comprehensive Land Use Plan and the Zoning Ordinance, assuming no setback issues are found in the as-built site survey. However, a rezoning opens the door for uses other than an office to reuse the property without formal consideration of their impacts on the adjacent residential community. 4.7 The B-1 zoning district permits medical and dental services, business and professional offices, hospitals, sanitariums, rest homes, private clubs or lodges, beauty parlor, greenhouses, and lawn and garden centers, as allowable uses. Staff has determined that some of these uses would not be appropriate on this parcel given the surrounding residential community. Once the property is rezoned, permitted uses can occupy without formal approval by the City Council. 4.8 Demographically, Planning District 13, in which the parcel is located, has approximately 3,670 residents and 1,638 households. Over 19% of the population is over 65; 28% of the head of households are over age 65. Households with children total 18% (approximately 300 households). The housing units are beginning to age - over 88% of the households are over 30 years in age. Over 69% of the housing units are single family. The neighborhood is stable with over 67% of the residents living in the same home for 9 years or more. 5.0 POLICY & FISCAL IMPLICATIONS 5.1 The property is located in Comprehensive Plan - Planning District 13. The District is comprised of 17% (112 acres) commercial land, 5.2% (32 acres) public land in addition to 24.5% (158 acres) right of way and 53% (343 acres) of residential designated land. The district is the one which has constant "friction" with intrusions of commercial activities into the residential area, particularly along the northwest (HarMar) and south (Lexington/Roseville Shopping Centers). Page 29 of the Land Use Section 4 of the Plan states that a major issue is buffering the residential uses from retail and office uses. Lexington Avenue has been planned as the Roseville Civic Greenway between Como Park and Lake Josephine, with many public facilities (High School, Central Park, Lexington Park, City Hall, and trails, facing the Avenue. 5.2 Section 4 also states that this Planning District is one in which an evolution (or turn over) of owners will occur and that housing rehabilitation efforts should be supported in this area. 5.3 The Comprehensive Plan, Section 3, Goals and Policies, states that the city will not reduce the amount of residential property throughout the city and will not allow further retail or office intrusions into the existing residential areas, especially east of Hamline A venue. PF3329 RPCA (080801) Page 3 of 4