10-21-1996 Planning Packet - Laserfiche WebLink

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Memo - Zoning Amendment September 11, 19% Page 2 The current list of conditional uses in B-5 includes some uses which may involve higher traffic volumes, or somewhat more intensive use than the permitted uses. For instance, a "candy, ice cream, popcorn, nuts, frozen desserts, soft drinks store" such as the Daily Queen, has a more intense use of the parking lot and drive-thru, and has perhaps more lighting than most of the permitted retail uses. Also in the list of B-5 conditional uses is "home and garden equipment rental" which has potential for needing fenced storage areas and may in\ ol\ e the operation of engines w ith 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 "tubano 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 family setting. It can certainly be argued that^ 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 that "kennels" are a conditional use in the B-4 district, so this use would not be entirely eliminated from Navarre. "Home and garden equipment rental", however, is only allowed in the B-5 zone, hence eliminating it would leave no place for this type of business to occur in the City. It is therefore noteworthy that we have two such businesses already operating in Navarre: Navarre True Value Hardware and Minnetonka A-1 Rental, both in B-1 zoning. The B-1 zone lists "hardware store" as a permitted use, but not "equipment rental". Minnetonka Rental has been at this location since prior to 1971, and that site has been zoned commercial since 1955. One 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 in downtown Navarre can be leased out for use by Lord Fletchers or other businesses not in the immediate area, which may or may not be a problem. In fact, during 1995 and 1996 Fletchers has had an agreement with Orono to use up to 60 spaces in the Navarre municipal parking lot which is zoned B-1 (See Exhibit D). i