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Zoning File #1386 March 16, 1989 Page 3 of 5 Are B-1 standards adequate? Are the standards compatible or inconsistent with the intent of the Highway 12 Comprehensive Plan amendment? How do they relate specifically to Area 5? (Do members see areas for concern?) 2. "B-l Requires Municipal Services," B-1 zoning cannot be effective until property is approved for sewer service. Based on Appendix E, the commercial structure will require a fire suppressive system. Outlet A of Ringerswood is not within the current boundaries of the Orono/Long Lake water district. Additional water service and water units would have to be approved by the City of Long Lake. The Rebers property has been denied sewer by Long Lake from their existing lines in Brown Road. The City of Orono will provide sewer from the west (Orono sewer lines). The Otten property would be included in this. Section 10.40, Subdivision 1 - Purpose of B-1 district states only that the district shall have immediate access to highways and public sanitary sewer. There is no mention of the requirement for municipal water. If water becomes a major issue, it may have to be provided by on site well. 3. "Conceptual development plan reflects a proposed subdivision of two lots." It is not clear if applicant proposes to divide the garden center lot prior to development. If this is the case, applicant should be advised to file the appropriate subdivision application with the commercial site plan. The formal filing of these land use applications depends upon Council’s final resolve of the rezoning to B-1. Does Planning Commission have any objections concerning this oroposed scheduling for the comprehensive review of Otten's proposal. 4. "Review of the purpose of the B-1 zone and the permitted uses." The B-1 retail sales business is intended to provide a district for businesses that supply commodities or perform a service primarily for residences in the surrounding neighborhood, suggesting a neighborhood- type business. Mr. Otten's garden center or level of use does not suggest a neighborhood garden supply shop, the immediate neighborhood and could reach out to possibly a 10 mile radius. The area certainly is adjacent to residential districts and other business districts which under a PUD format, would have more restrictive controls. Does the proposed use fit with the permitted uses cited in Subdivision 3 (A)? Is an amendment needed, and if so would it be appropriate in consideration of the purpose cf this retail district? Review Exhibit H that lists the special rezoning requirements for the Highway 12 corridor. Item E which designates available zoning districts within the corridor. Note that existing B districts have been excluded because of their limited scope (service to immediate neighborhood). Is this a planning concern? All other existing commercial districts "B" have the same limited, immediate neighborhood service area.