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City of Roseville - Planning Commission Minutes for October 5, 2005Page 8 of 11 Hearing no further public comment, Chair Traynor closed the public hearing. Motion: Member Traynor moved, second by Member Bakeman to recommend approval of the rezoning from I-2, General Industrial District to PUD, Planned Unit development with an underlying zoning of B-6, Mixed Use Business District, based on the comments of Section 4 and conditions of Section 5 of the project report dated October 5, 2005, noting that the Press Gym area will be 16,000 s.f. Ayes: 7 Nays: 0 Motion carried: 7-0 c.Planning File 3684: Request by S & J Partnership to REZONE 2500 Cleveland Avenue from Light Industrial (I-1) to General Business District (B-3) and a VARIANCE to Section 1009 (Sign Regulations) of the Roseville City Code. 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 S & J Partnership seeks approval to rezone 2500 Cleveland Avenue consistent with the Comprehensive Plan designation and to a zone more fitting for current and future tenants. The subject parcel has a Comprehensive Land Use Map designation of B (Business) and an existing zoning of I-1 (Light Industrial District). The change in zoning is consistent with the master planning done for the Tower Place area in the mid 1990s, which stated that this area would be a mix of uses but gradually convert to business and retail uses. The rezoning request (from I-1 to B-3) will allow S & J to complete a major interior and exterior remodeling and to lease to broader commercial base. Some of the existing and past tenants would have been deemed non-conforming in an 'I-1' zone. A variance would allow a multi-tenant pylon sign to be 25 feet in height (pylon signs in the B-3 zone are allowed to a maximum of 20 feet) and a VARIANCE to allow 150 sq. ft. of sign area (pylon signs in the B-3 zone are allowed up to 100 sq. ft.). The proposed freestanding pylon (pole) sign will be setback a minimum of 30 feet from the property line adjacent to Cleveland Avenue. Staff has worked with the applicant on confirming the property line location, which is the eastern limit of a roadway easement for Cleveland Avenue. In review of the proposals, the City Planner determined that the rezoning request from I-1 to B-3 is consistent with the Comprehensive Plan land use designation of 'B', Business. In review of the sign variance proposal, the City Planner concluded that the structure can include up to 6 tenants that would not have the benefit of viewable wall signage from Cleveland Avenue due to location. Plan Consistency. When reviewing applications to rezone land, the Community Development Staff first determines whether the anticipated use and subsequent zoning district designations are consistent with the Roseville Comprehensive Plan. The Staff has concluded that the existing use and reuse of property office, service, and retail use is more consistent with a Comprehensive Plan land use map designation of Business (B). The change in zoning is consistent with the master planning done for the Tower Place area in the mid 1990s, which stated that this area would be a mix of uses but gradually convert to business and retail uses. Compatible Zoning District and Use. Staff has further determined that the 40,000 (+/-) sq. ft. multi-tenant structure built in 1966 and valued at $2 million by the Ramsey County Assessor, housing a current tenant mix including Fairbanks Scale, Ultimate Electronics (vehicle installation) and a truck accessory business, are uses best located in the B-3, General Business District. http://www.ci.roseville.mn.us/council/planning/minutes/2005/pm051005.htm12/27/2005