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.. ~. <br /> <br />• Page 2 <br />May 6, 1993 <br />However, as staff proceeded with the commercial- zoning study it <br />became clear that there are a number of current retail commercial <br />uses that are not included as permitted or conditional uses in <br />the commercial zones. Some of these uses such as pawn shops, <br />adult uses, gun shops and used goods merchandisers may have <br />secondary impacts on the city's business district and nearby <br />neighborhoods. (No secondary impacts have been determined to <br />date.) These complex issues are not unique to Falcon Heights. <br />Two tract approach <br />Since lifting the development moratorium on the commercial <br />district is a priority for the city, staff recommends that the <br />city follow a two tract approach to its commercial zoning study. <br />1. That the planning commission and council continue with its <br />commercial zoning code study and include the uses that are <br />found to be clearly appropriate within the districts and <br />adopt changes. Then, lift the moratorium on the commercial <br />districts with the exception of those uses that fall into <br />number two below. <br />• 2. That the planner and staff identify uses that might be <br />difficult to address in the overall commercial study and <br />uses that might have potential secondary impacts for further <br />study. And, that the moratorium continue to cover these uses <br />in the commercial districts until they can be addressed <br />through policies and ordinances in the city's comprehensive <br />plan and zoning code. <br />Purpose of the secondary study <br />In some respects planning for a fully developed, inner ring <br />suburb with aging neighborhoods and limited flexibility in <br />adapting to new uses requires. more careful review than planning <br />for a developing area. Therefore, staff recommends taking time <br />to thoroughly study the city's commercial zones for current and <br />future retail uses. <br />The purpose of carrying out the second "tract" of the commercial <br />zoning study is to prepare the city for dealing with the changing <br />retail market. There are a number of uses that the city <br />currently .doesn't .allow because they are not listed as permitted <br />uses. Some of these uses may have secondary impacts on the <br />.business community and adjacent residential neighborhoods. As <br />stated previously, the city may wish to carefully examine how it <br />wants to control these uses through the zoning code, licensing <br />and conditions. Therefore, staff recommends that these uses be <br />identified and addressed as a second part of the overall <br />