09-28-1994 Council Agenda - Laserfiche WebLink

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There are two categories of use in the district, however, which have caused the greatest amount of concern, particularly as redevelopment pressure has increased. These are automotive and high traffic commercial services, and outdoor sales display and service. Both of these categories of use affect traffic levels (which in turn affect accessibility), and aesthetics of the commercial corridors. High volume commercial services, most of which are allowed by conditional use permit in the B -2 District, are the prime generators of "franchise architecture ". Some refer to this as "signs disguised as buildings ". A large portion of the attractiveness of an area as a shopping district relates to the architectural impression of the buildings. Franchise architecture erodes the architectural character of an area. The second category concerns outdoor sales, service, display, and storage. Like the commercial service uses, outdoor sales limits the architectural character of an area due to the fact that they are not in buildings. This is not to say that all commercial activities must always occur inside. The White Bear Lake Marketfest farmers' market and sidewalk vendors demonstrate that point. However, there has to be an architectural context to frame the outdoor activities, otherwise the outdoor use looks clearly transient. Transient commercial activities give an appearance of desolation to a commercial district. We would recommend that the B -2 uses, both permitted and conditional, be better segregated from the B -3 uses. How and where that segregation occurs, however, is a function of a much more involved study of market conditions, and community goals and objectives for the commercial districts. Such discussions are a major part of the Comprehensive Planning process, and have not been fully fleshed out in this analysis In summary, the General Business district as a distinct district is not necessarily flawed in the uses which it allows. By better separation of the higher volume service uses (convenience services) from the "shopper's" goods and services, we believe that the district will be better able to create the character which will enhance the community's operation as a commercial center. The primary unstudied issues, however, include market economics and the community's objectives for the Rice Street area. These factors will be more fully addressed as a part of the Comprehensive Plan process this fall and winter. Page 36