CCP 04-26-1999 - Laserfiche WebLink

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~~~~~1 ARDEN HILLS PLANNING COMMISSION - APRIL 7, 1999 16 moved forward for a variety of reasons but one of those reasons being the 100 foot setback requirement from the adjacent residential uses. e With regard to the site at County Road D/New Brighton RoadlLake Johanna Boulevard, Commissioner Galatowitsch noted that the coffee shop is once again vacant. She stated that the reason these areas do not succeed is that the City does not have a zoning district in place that would allow them to develop properly. Mr. Ringwald concurred and noted that the coffee shop is located on a classic urban comer which could allow for development which would be an asset to both Arden Hills and Roseville which is on the other side of County Road D. Commissioner Sand stated that for him, setbacks are not the issues. The issue for him is what type of business should be allowed on these sites. The last inquiry regarding County Road D and Cleveland Avenue was for a gas station, which would be strongly opposed by the surrounding neighborhood. He asked how the Neighborhood Business District is defined. Mr. Ringwald stated that at this time there is not a definition and this is part of what the Planning Commission needs to accomplish. Commissioner Sand referred to the Ordinances provided from other cities and indicated that each city has a different view of what a Neighborhood Business District should be. Some Ordinances include uses through Conditional Use Permits, which would otherwise be objectionable. Mr. Ringwald noted that the other City Ordinances were provided for example only and Staff a would not suggest utilizing them in all manners. .. Commissioner Sand noted that the first permitted item under the Neighborhood Business District for the City of Chanhassen is convenience stores, without gas pumps. This is more specific than the Ordinance for the City ofBumsville, which simply states that it allows convenience stores. The Bumsville Conditional Use Permit states that "within any B2 Business District, no structures shall be used for the following uses, except by conditional use permit: car washes; motor fuel stations; taverns; liquor stores; theaters; and restaurants." Commissioner Sand stated that it seems absurd to allow, through a Conditional Use Permit, buildings, which would otherwise not be warranted under the permitted use definition of the Neighborhood Business District. He suggested that, if the City is going to define the Neighborhood Business District, it should be defined very clearly and not allow, by exception through the conditional use process, uses which would not have been anticipated. Mr. Ringwald reiterated that the only thing determined so far is the name of the district and that all other items are to be determined by the Planning Commission and Staff for recommendation to the City Council. Additionally, the Planning Commission should view this exercise as an opportunity to create a zoning district that is unique to Arden Hills, and in doing so they may wish to look at other cities districts to direct issues that seem appropriate or inappropriate for inclusion into this ordinance. Chair Erickson suggested that it might also be appropriate to discuss the building requirements. a He indicated that the 35-foot requirement may allow a flat roofed building which would not fit .. within a residential neighborhood. Mr. Ringwald stated that most of the Ordinances of the other cities require peaked roofs on all buildings within the Neighborhood Business Districts.