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r <br />Land Uses in the LR-IB <br />The LR-IB zoning district allows single family houses on 1 acre zoning lots. The conditional uses <br />M in“*lB district refer to uses also allowed in the Rl-A disrtct. The condttmntd <br />allowed include duplexes if the zoning lot is adjacent to conunercial or <br />the duole\ is constructed within 200' of the conunerciai and industrial distncts. <br />adjacent has been interpreted to mean abutting either a commercial or industnal district. The subjert <br />lot is not adjacent to a commercial or industrial district and the proposed duplex would be <br />constructed farther than 200 feet from a commercial district. <br />Distance Requirements for Duplex Credit <br />The 200' distance requirement is based on the land use theoiy that commercial or industrial districts <br />should be buffered from single family residential by medium to high density residential <br />as an apartment building. This theme is apparent throughout the Twm Cities <br />and townhomes are built around commercial development with smgle family homes ^hind th <br />“^"^Tdential uses. An example of this is the new development at Hopkins Ciossroads <br />and Hwy. 394 in Minnetonka. <br />Buffering Single Family Uses from Commercial or Industrial <br />While a buffering scheme between commercial or industrial and single family residences is common, <br />it is unusual to use a distance requirement to achieve it. Typically, a community will use a <br />development pattern that has a zoning classification that allows higher density <br />is mapped adjacent to commercial or industrial. The 200' requirement has the eftect of being a <br />"moving target" overlay zoning district. That is, every time a commercial or industnal rezonmg <br />occurs the eligibility area for the duplex credit moves. Therefore, a property owner in » smg e <br />family’residential district could become eligible or their neighbor's property <br />based on the actions of others without notice. Most property ownei^ <br />although their property is zoned single-family, it could become a duplex if it is located withm 200 <br />of commercial or industrial zoned areas. A map showing the current areas that are eligible is <br />included in the exhibits. <br />Staff would prefer that areas where higher density should o<-cur specifieally duplexes md <br />townhouses. be mapped rather than be floating zones tied to commercial or industnal zoning. In <br />Navarre area, both the LR-IB and LR-IC areas are currently eligible lor dup'^xes. This means that <br />a 1 acre lot in the LR-IB district and a 1/2 acre lot in the LR-IC district could have duplex^ In <br />the area along Hwy. 12 that is zoned industrial and commercial, 2 acre zoning lots in the RR-IB <br />zoning district would also be eligible for the duplex credit. The Hwy. 12 ^ea may be an wto <br />the Citv may want to encourage densities higher than 2 unib per acre. The dup ex ere <br />effect of being a textual rezoning by changing the allowed density, without a map amendment.