09-16-1996 Planning Packet - Laserfiche WebLink

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Memo - Zoning Amendment September 11,1996 Page 2 The current list of conditional uses in B-5 includes some uses which may involve ^gher traffic volumes, or somewhat more intensive use than the permitted uses. For instance, a "candy, ice cream, popcorn, nuts, frozen dessens. soft drinks store" such as the Dairy' Queen, has a more intense use ot the parking lot and drive-thru, and has perhaps more lighting than most of the per^tted retail uses. Also in the list of B-5 conditional uses is "home and garden equipment rental" which h^ potential for needing fenced storage areas and may involve the operation of engines with the incidental noise and odor concerns. B-5 also lists "kennels" as a conditional use. which has the potential for disrupting a neighborhood due to noise levels and possibly odors. Planning Commission suggested that ’’tobacco shop” be removed from the list of permitted uses, possibly due to the perception that such a business is no longer in vogue nor appropriate for a t^i y ^tting' It can certainly be argued that a tobacco shop would not inherently be a bad neighbor . One could perhaps argue that a tobacco shop should fall into the same category and zoning district as a liquor store, and in fact both tobacco shops and liquor stores are permitted uses in B-1 and B-3. Planning Commission suggested that both ’’home and garden equipment rental and kennels be eliminated from the B-5 District. Neither of these uses currently exist on property zoned B-5 hence no existing business would become nonconforming due to this amendment. Note^t "kennels" are a conditional use in the B-4 district, so this use would not be entirely eliminated from Navarre. "Home and garden equipm.ent rental", however, is only allowed in the B-5 zone, hence eliminatmg it would leave no place for this ty pe of business to occur in the City. It is therefore noteworthy that we have two such businesses already operating in Navarre: Navarre True Vdue Hardware and Minnetonka A-1 Rental, both in B-1 zoning. The B-1 zone lists "hardware store as a ^mitted but not "equipment rental". Minnetonka Rental has been at this location since prior to 1971. and that site has been zoned commercial since 1955. Cne can conclude that, since there is no record that Minnetonka Rental was ever advised to file for a "non-conforming use CUP , the City has long considered Minnetonka Rental as a conforming use in the B-1 district. Off-Street Parking Planning Commission also suggested that "off-street parking" be eliminated in the B-5 District A concern was expressed by former Planning Commission Chairman Peterson that parking areas m ftTeS met wLTm^y or may not be a"oblm° In LtSSnlwra^dt'lb hal had an agreement with Orono to use up to 60 spaces in the Navarre munictpal parking lot which is zoned B-1 (See Exhibit D). I