01-21-1999 Council Work Session - Laserfiche WebLink

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consumption adult use activity could seek to locate in the Orono mall because of traffic volumes of Highway 12. A mall location may be viewed as more desirable than a free-standing location in terms of impact, however, this location is in close proximity to residential uses and liquor establishments. There is vacant land along Hwy. 12 between Willow Drive and Old Crystal Bay Road that is zoned Ibr rural residential that is anticipated to be developed for commercial purposes in the future. The new development that the City hopes to attract in this area would be negatively impacted by a sexually-oriented business. This location is also in close proximity to the Orono schools. Commercial Zoning —Navarre area The Navarre area of Orono has commercial zoning along Shoreline Drive and Shadywood Road. There is very little vacant land available for development. Vacancy rates for commercial spaces appears to be relatively low. Most of the businesses along Shoreline Drive, from Shadywood Road west to Mound are in close proximity to residential. There is also a church and day care in this area. There is a liquor store and a restaurant that serves liquor also. There are not any locations in the Navarre area that would seem appropriate for adult-use businesses. Industrial Zoning —Hwy. 12 The industrial zoning district in Orono is limited to a 44 acre parcel of land on the south side of Hwy. 12 between Old Crystal Bay Road and the City of Long Lake. There are approximately 14 acres of vacant land. Most of the buildings were built for heavy industrial uses that could be divided into separate areas for smaller tenants. This area is across the street from vacant land that the City expects to eventually be developed for commercial purposes. Adult uses across the street could have a negative impact on new commercial development, llie industrial district is also close to the Orono Schools and possible new residential development to the north and west. Summary Orono has limited land zoned for commercial and industrial uses. The commercial zoning districts in the Navarre area are intended to provide areas for the delivery of daily goods and services to the residents of the area. Adult use businesses by their very nature draw customers from a larger region than a neighborhood or community. The church, park and day care in this area should be protected from adult use businesses. The presence of a liquor store and restaurant with liquor also render this area as an undesirable location for adult use businesses. All of the commercial property is in close proximity to single family residential areas. The existing and potential commercial developments along Hwy. 12 would be negatively impacted by an adult use business. Locating an adult use business in this area wouid be detrimental to future .Adult Uses—lVork Session 1/21/99 page-5