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~ =: CASE # ~ PROP(}sED REVISIONS TO THE B-1 AND B-2 BUSINESS DISTRICTS By: Zoning Administrator Sylvia Frolik Background: As a follow up to our amendments to the B-3 Highway District regulations, I have drafted changes to the B-1 Btm:sine:ss District and B-2 Business District. In addition to that, you may recall that about one yd~.r iago I proposed a zoning amendment to eliminate conflicts between zoning designations a~nd!zoning dehnmons. There are propernes outside of the Urban Area that are zoned B-1 Business;[this'conflicts with the definition of Rural Business (commercial property outside the Urban D~stn~). Owners of B-1 properties outside the Urban area were opposed to the zoning designation c~aage to Rural Business. The zoning amendment did not go forward and staff was directed to m~rg~ I. the two districts and qualify permitted uses and standards based on whether or not the property was served by sewer and water. Enclosed for y..our review is what I propose as the merging of the Rural Business District and the B- I Business Di~trf~l regulations and the proposal for the B-2 Business District. The merging of the B-1 and Rur~tl Business Districts will also require a zoning map change to reclassify Rural Business Prol~er~ies to B-1 Business. Chapter 9 will also have to be amended to delete the definition of ~ura~ Business. ObservatlonS: For your comparj,~Son purposes, I am also enclosing a copy of the existing Rural Business, B-1 Business and!,B-2'r Business District regulations. As you will note, the permitted uses Rural Business and 13-! !Business were identical. The only differences I could find between the two districts had t¢~ dO ~ith dimensions and area in the Standards section and setbacks in the Setback section. WitR~the rexception of lot size and lot width, we may want to consider amending these standards and. ~setb~Icks to bring consistency to what will now be one district. As with the Bi3 Bfisiness District, the permitted uses have been amended to include those uses we have already ~lct{ ".nnined are acceptable with a conditional use permit contingent upon meeting certain criteri~t. ~ose criteria have been converted to performance standards. We have also included a Jari-Ua~ 1, 1997 date for all properties to be in conformance with site improvements (hardsurface phrld~g and curbing). Some items I ~¢ouid like to discuss with the Commission are: 1) In the B-2 District Permitted Uses, what is ~EsSontial Services'? 2) Note that Item (i) of the B-2 Permitted Uses prohibits on- site consumptiDn o~f food purchased. We should discuss whether this is too restrictive or perhaps allow for som~ on-~site consumption with a restriction on the area devoted to the deli and seating. 3) You will nCte ~tl~at there currently are no provisions for outside storage, sales, service, rental as an accessory u8e Of~ property in the B-2 disn-ict; no change to that is proposed. 4) The B-3 District regulations that Were forwarded to Council were not yet introduced; Council questioned that standard langUage ;used in all districts regarding architectural control. They have not given me direction as to what they are looking for as far as architectural standards, but until I have an opportunity to kiiSCuss it more with Councilmember Hardin, but in the interim I have proposed the language you g,ee a0 Subd. 4, Item (1) in the B-2 District and Subd. 4, Item (4) in the B-1 District. Refer to the 6opt~s of the existing regulations for that language currently used to address architectural control.