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FILE#1�3802 <br /> January 19,2016 � <br /> Page 4 of 5 <br /> 11) Not create a nuisance which generates smoke, noise,glare,vibration, odors,fumes, <br /> dust, electrical interference,general unsightliness, or other means; No evldence has <br /> been presented to suggest otherwise. <br /> i2) Not cause excessive non-residential traffic on residential streets, parking needs that <br /> cause a demonstrable inconvenience to adjoining properties,traffic congestion,or <br /> unsafe access; No evldence has been presented to suggest otherwise. <br /> 13) Designed to take into account the natural,scenic, and historic features of the area <br /> and to minimize environmental impact; Not applisable. <br /> 14y All exterior lighting shall be so directed so as not to cast gla�e toward or onto the <br /> public right-of-way or neighboring residential uses or districts;Any changes to the <br /> exteriar tighting will need to be reviewed to ensure conformance with the glare <br /> standards; and <br /> 15) Not detrimental to the public health, public safety,or general welfare.Not <br /> applicable. <br /> A CUP may be granted subject ta such conditions as the Council may prescribe. Additionally, <br /> a CUP shall remain in effect as long as the conditions imposed hy the City Council are <br /> absen►ed, but nothing in this section shall prevent the city from enacting or amending official <br /> controls to change the status of canditional uses. <br /> 5eptic System Status <br /> N/A. The property is senred by municipal services. <br /> Analysis <br /> Rezonin�. The proposal for a rezoning should be evaluateci against the goals of the Cammunity <br /> Management Plan (CMP). The CMP guides the subject property for mixed use. Types of mixed <br /> used suggested by the CMP include senior assistant fiving,townhomes,condominiums, and <br /> apartment buildings. The mixed use designation in the CMP akso provides much of the <br /> opportunity for the city to achieve its density gaals. Density provides benefits to the city in <br /> affordability and diverse housing options,as well as population concentration which benefits <br /> nearby businesses. As the units do not have individual kitchens,the proposal is not likely to be <br /> cartsidered residential in the CMP,and wauld nat be used to achieve density goals in the CMP. <br /> In addition to evaluating a proposal against the CMP,the character of the existing neighborhood <br /> is often used. The current use,CMP guidance,and zoning of adjacent parcels: <br /> u5c cn-�P ����R�; <br /> North Single Family Residential ' Residential LR-1C <br /> South ' Lunds/Byerlys Commercial B-3 <br /> East Culvers � Cammercia! B-1 <br /> West Vacant Commercial ; Cammercial B-1 <br /> The character of the neighborhood is dominated hy the hea�y tra�c utiiizing County Roads 19 <br /> and 15. Businesses in the area provide services to a sub-regional area, not specific to Navarre or <br /> even Orono. The proposed use would be sirnilar. <br />