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City of Roseville - Planning Commission Minutes for October 5, 2005Page 6 of 11 Ayes: 7 Nays: 0 Motion carried: 7-0 b.Planning File 3683: Request by MN Industrial Ventures LLC (Northco Corporation) to REZONE 2770-2812 Fairview Avenue from I-2, General Industrial District to I-1, Light Industrial District or other applicable/appropriate District and a CONDITIONAL USE PERMIT to allow Press Gym to occupy 10,000 sq. ft. of space within the structure. Chair Traynor opened the hearing and requested City Planner Thomas Paschke to provide a verbal summary of the project report dated October 5, 2005. Paschke explained that MN Industrial Ventures LLC through Northco Corporation seeks approval of a REZONING of 2770-2812 Fairview Avenue. The main purpose of the request is to create tenant space to the Press Gym which is a use allowed by CONDITIONAL USE PERMIT within the I-1 District. The subject parcel is located in the southeast corner of Fairview Avenue and Terrace Drive. To the west of the parcel, across Fairview Avenue, is Phase I Twin Lake PUD designated for town home or condominium development. To the south is Village Transmission; to the north is Aramark, an industrial use; and to the east is a multi-tenant industrial structure. The City Planner reviewed the existing tenant mix within the multi-tenant Northco building under both the current I-2 and proposed I-1 designations and concluded that the existing and proposed zones are inappropriate. Specifically, the majority of the existing uses that occupy the structure are not permitted uses within either of the industrial zones. The existing and future anticipated uses are consistent with a Business District designation such as B-3, General Business or B-6, Mixed Use Business Park. Paschke explained that because the property lies within the Twin Lakes Redevelopment Area and is guided by the Roseville Comprehensive Plan as 'Business Park', any rezoning of the subject parcel must be consistent with the Comprehensive Land Use Map designation; be rezoned to B-6, Mixed Use Business Park as the underlying zone; and have an overlay zone of PUD, Planned Unit Development as the main and guiding zone (as per Section 1005.07). Rezoning the subject property from I-2 to B-6 (instead of I-1) will eliminate a number of existing non- conformities that typically occur in multi-tenant structures; will afford a broader commercial leasing base consistent with how the owner has leased the structure in the past; and will allow the Press Gym to occupy up to 10,000 sq. ft. of space in the structure without going through the CUP process. Any tenant changes in the future must comply with the uses specified within Section 1005.07C of the Roseville City Code. Any improvements must be consistent with Sections 1005 (Business Districts) and 1010 (Design Standards) of the Roseville City Code and the Planned Unit Development Agreement (to be created and approved by the City Council). Staff reviewed this rezoning with the City Attorney and received concurrence with the determination that the appropriate zone to select is PUD/B-6. The State Planning Statutes require cities to have consistency between comprehensive plan and zoning on a parcel basis. The Staff concluded that the existing use and reuse of property (not including any future redevelopment) for office, fitness, and service retail is consistent with a Comprehensive Plan land use map designation of Business Park (BP). Staff explained that the 76,000 sq. ft. multi-tenant structure, built in 1979 and valued at $2.7 million by the Ramsey County Assessor, housing a current tenant mix including Dealer Automotive Services, Ukrainian Gift Shop, Lampert Exteriors, NAPA Auto parts, Floor Design, Ablenet Inc., and Million Impressions are uses best located in the B-6, Mixed Business District given the need to rezone consistent with the 'BP' land use designation. The City Planner concluded that the majority of http://www.ci.roseville.mn.us/council/planning/minutes/2005/pm051005.htm12/27/2005