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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 />