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6.PCMemoVillageDistricts12 1 15 (003) Memorandum To: Scandia Planning Commission Reference: Village Districts Uses Copies To: Neil Soltis, City Administrator Brenda Eklund, City Clerk Project No.: 15745.000 From: Sherri Buss, RLA AICP, Planner Routing: Date: November 23, 2015 The City recently adopted changes to its Development Code to reduce the number of uses in the Industrial Park (IP) District that require a Conditional Use Permit. When that ordinance amendment was adopted, the City Council requested that the Planning Commission review the uses that require a Conditional Use Permit in the Village Districts as well, to consider whether CUP’s should continue to be required for the large number of uses that currently require these permits. The districts include the Village Mixed Use A (VMU A), Village Mixed Use B (VMU B), and Village Neighborhood (VN) Districts. This memo focuses primarily on the VMU A and B districts, which include a larger number of businesses uses. The VN District has a stronger focus on residential uses and uses compatible with residential use. The City received a recent inquiry from a potential hotel/motel developer for a property in the VMU A District. Hotels and motels are currently permitted with a CUP in the VMU B District in Scandia, but not in the VMU A District. The Planner included information about the permits required for this use in the table below. The Planner reviewed zoning ordinances for downtown/central business district areas in White Bear Lake, Stillwater, Osceola, Wisconsin, Chisago City and Hugo to compare the types of uses that require CUP’s in those communities to the same in Scandia. Many of the uses that require a Conditional Use Permit in Scandia’s Village Districts do not require CUP’s in other communities. The table below compares the permitted and conditional uses in Scandia to the communities surveyed. Abbreviations used on the table include: CUP=requires CUP (in Stillwater the equivalent is the Special Use Permit, SUP); P=Permitted; AP=administrative or similar permit; blank=usually not permitted Sign Regulations Memo Page 2 August 4, 2015 Scandia Planning Commission Scandia WBLake - CBD Stillwater - CBD Osceola – B-1 Chisago City-CB Hugo CBD VMU A & B - CUP Accessory Apt (to commercial or residential use) CUP SUP CUP CUP Bakery P P P P P Banks, no drive up P P P P P Bars/Taverns CUP SUP P P P Beauty salons, barbers, day spas P P P P P Bed & Breakfast P CUP Catering services P Cemeteries Clubs/lodges P P CUP Commercial day care P P P CUP Community residence (7-16) CUP SUP CUP CUP Conference facility Copy/printing P SUP P P P-copy services Essential Services- Transmission & Utility P P P Exterior Storage SUP CUP Feed and Seed sales P P General Store P P P P P Gov’t Bldgs/Uses P P Grocery Store P P P P P Liquor, off-sale CUP SUP P CUP P - in General Business Meat processing, accessory to Grocery Store P- meat market, no processing Medical/dental offices & clinics P P P P P Motor vehicle repair P - minor CUP CUP P – in General Bus. Multi-family Residence CUP SUP CUP CUP Museums P Pet grooming P P P P P in General Business Place of worship CUP CUP PUD Plant Nursery N P CUP Recreation (indoor comm.) P SUP P – less than 4,000 P Sign Regulations Memo Page 3 August 4, 2015 Scandia Planning Commission Scandia WBLake - CBD Stillwater - CBD Osceola – B-1 Chisago City-CB Hugo CBD sq ft Residential facility, state-lic. CUP SUP CUP CUP Restaurants P SUP P P P, excluding drive-thru Schools P P CUP Shopping Center P Sporting goods/rec equip. P P P P Theaters, indoor P P Veterinary Clinic (small animal) P P P – no overnight P – in General Bus. Wireless Antennas/Towers CUP SUP CUP CUP CUP Scandia VMU B only– CUP WBL Stillwater – CBD & VC Osceola- C-2 Chisago City-HC Hugo – CDB or C-2 Building Supply Stores (outdoor display, sales) CUP SUP P CUP Crematoriums Department, discount stores P P P P P Drive-through services CUP SUP CUP Food/bev. processing SUP Funeral Homes SUP Garden supply P P P CUP Hotel P SUP P P P Laundromat P P P P P Motel P SUP P P P – C-2 Vehicles sales P P CUP CUP Vehicle service stations CUP SUP P CUP CUP Nursing homes CUP SUP Residence, assisted living CUP SUP Restaurant, drive-in CUP SUP CUP Sports/fitness clubs P SUP CUP P Vet clinics, large animal SUP P CUP Wind Energy Systems CUP SUP CUP Interim Uses – VMU A and B Commercial Kennel Private Kennel Sign Regulations Memo Page 4 August 4, 2015 Scandia Planning Commission Discussion VMU A:  Some uses that require CUP’s in Scandia’s Village Districts that typically do not require these permits in other communities include: bakeries, banks, beauty salons & barber shops, copying services, general stores/department stores, grocery stores, medical and dental offices and clinics, pet grooming, restaurants (especially those that do not serve alcoholic beverages), sporting goods stores, and small animal veterinary clinics.  Residential uses require CUP’s in most village/downtown districts  Uses that serve or sell alcohol frequently require CUP’s  Exterior storage usually requires a permit or is not permitted  Motor vehicle repair and sales businesses usually require CUP’s VMU B:  Uses that require a CUP in Scandia’s VMU B District that frequently do not in other communities include: department and discount stores, garden supply businesses, hotels, Laundromats, and motels.  Residential uses, drive-through businesses, vehicle-related businesses, and fitness clubs often require CUP’s Conditional Uses—General Guidance A conditional use is a land use that is allowed in a zoning district as long as certain standards are met. Zoning ordinances typically include both general standards that apply to all uses such as the Environmental Regulations included in Chapter 2, Section 3.3 of the Zoning Ordinance), and specific standards that apply to all conditional uses and/or particular conditional use in a given zoning district. A use is typically classified as a Conditional use rather than a Permitted use because of hazards inherent in the use, impacts it may have to other uses, or because of special problems that its location may present. The conditional use permit includes conditions to regulate those hazards, impacts, or potential problems. The requirements for CUP’s for a particular use may vary by zoning district—a use that is surrounded by other industrial or business uses may not have the same potential for impacts that it could have if surrounded by residential uses. As Planning Commissioners review the draft amendment attached, think about the uses that require CUP’s in Scandia’s village districts, but often do not in other communities in similar districts. Are there some potential hazards or impacts to surrounding uses that are a rationale to require CUP’s for those uses? Commission Discussion The Council requests that the Planning Commission review Chapter 2, Section 2.8 and 2.9 of the Development Code, and consider whether the list of permitted uses can be expanded to include uses that are similar to those permitted in the village areas or historic central business districts of other communities. The Commission should discuss whether hotel and motel uses should be permitted in the VMU A District as well as the VMU B District.