04-28-1992 PC MIN - Laserfiche WebLink

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Planning Commission Minutes April 28, 1992 Page 2 . 6. Consider Zone Change Request (R-lb to C-3) By wapiti Park/P.H. Stephen Rohlf, Building and Zoning Administrator, stated that Ms. White is requesting a zone change from R~lb/Single Family Residential to C-3/Highway Commercial on the south 1265.73 ft. of their property. He then reviewed the three situations when a zone change can be approved. He briefly explained the reasons why Ms. White felt they met the requirements for a zone change: 1) They felt the Comprehensive Plan for this area is in error. 2) That the junkyard located to the east prohibits her property from being developed as residential. 3) That the flood fringe limits residential development. Staff is recommending denial because the request is not consistent with the Comprehensive Plan, and that it would be considered spot zoning. Mr. Rohlf stated that he had received a letter from Michael Klemz, 18540 Troy Street, stating his opposition to the request because Troy Street is a private road and neither Troy nor the adjacent frontage road are suited for commercial traffic. He was further concerned with his property values if the zone change were to be approved. Ms. White stated that the junkyard was there prior to her owning the parcel in question. She stated that anyone building a house in this area does not want to overlook a junkyard. She felt commercial was a better use for their property. . Chairman Nadeau opened the public hearing. Dick Swenson, Edina Realty, stated he was representing a client interested in purchasing the property for the purpose of camper sales. Mr. Swenson felt that trying to put any kind of residential housing next to the junkyard would be considered a folly. He stated this was an extreme hardship for the existing owners. He felt that campers on this site would be a plus to that corridor as this would buffer residential from the existing junkyard. Mr. Rohlf cautioned the Planning Commission that with a zone change they must consider all the uses that could be allowed in the C-3 zoning district. If this parcel were rezoned to C-3 it could not be split off from the larger parcel without extending City services to that area. Karla Laurent, 18568 Troy Street, was opposed to the request as she was concerned with the uses that could be allowed in the C-3 zoning district. Mr. Swenson commented on Troy Street and the amount of traffic their use would generate compared to the junkyard. He felt their use would not generate any more traffic than what is already being allowed by the junkyard. He felt that any type of use would form a good buffer from the junkyard. . Mr. Rohlf addressed his concern stating that you should not mix residential traffic and commercial traffic especially on a frontage road that was not designed for commercial traffic. The junkyard is currently a nonconforming use because it is not screened. He suggested staff will look into screening with direction from the City Council.