10-26-1983 Council Agenda - Laserfiche WebLink

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1. NORTHWEST ASSOCIATED CONSULTANTS INC. PLANNING REPORT (REVISED) TO: Dan Donahue (J./ FROM: David Licht \/ DATE. 12 May 1983 X ZNew Hope - Scotty's Convenience Stores - 8 -3 Text Amendment - Convenience Grocery /Gas Operation FILE N0: BACKGROUND: 131.01 - 83.11 Scotty's Convenience Stores, Inc. has filed application for a text amendment which would alter present regulations governing the amount of space devoted to retail merchandise when associated with a motor fuel operation. While the applicant has interest in and this request will influence the develop- ment and reuse of the gas station located at 6101 West Broadway, any modi- fication to the text will have impact and be applicable throughout the City. REQUEST EVALUATION: Over the last five to ten years, the merchandising of gasoline sales by the industry has changed drastically. Oil /gasoline prices, service and repair concepts, and basic economics have been forces which contributed to the trend for convenience services. Within the B -3 District of the New Hope Zoning Ordinance, the motor fuel operation is treated as the principal use or activity, with convenience grocery and general merchandise sales considered accessory. Within the context of the retailing and sales which occur today in operations such as Holiday, Super America, Scotty's and the like, treating the nongasoline sales of such facilities as accessory is questionable and unrealistic. The situation which exists, which is not uncommon, is that the industry in question has advanced and changed and the City's regulations are out dated. An aspect of the convenience gas /grocery operation which has not been raised by the applicant, but is a factor which also should be considered is that such facilities also could be classified as convenience food establishments. Super America, as well as Western Stores have, for example, strongly promoted their coffee and donuts and sandwiches. More "traditional" convenience grocery stores such as 7 -11 and Tom Thumb have and are merchandising in a similar fashion. This situation suggests a further change in the industry which has gradually transpired but has not been fully recognized or accommodated by the City's Zoning Ordinance. 4820 minnetonka boulevard, suite 420 inneapolis, mn 55416 612/925-9420