05-25-1999 Council Agenda - Laserfiche WebLink

Home Browse Search

N- NC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH NORTHWEST ASSOCIATED CONSULTANTS MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: May 11, 1999 RE: Little Canada - Citgo Car Wash Rezoning /Conditional use Permit FILE NO: 758.09 - 99.16 Mr. James Brandt of the Citgo station at Little Canada Road and I -35E is seeking to develop a car wash to the existing facility. The property is zoned B -3, and is also in the shoreland overlay of Savage Lake, a General Development Lake. The proposal entails construction of a self - service car wash bay along the back (south) side of the existing building. Traffic would circulate around the building on existing paved area. As a result, the impervious surface of the site would not be increased, a factor important for shoreland property. To accomplish the proposal, the applicant needs a rezoning of the property to B -2, Auto - Oriented Business District, and a Conditional Use Permit to allow the car wash facility in the B -2 zone. The current business is a non - conforming use due to the Ordinance amendment which eliminated the "carry- over" of B -2 uses into the B -3 zoning district. Rezoning would re- establish the gas /convenience operation as a conforming use, and would accommodate the expansion for the car wash. One issue affecting the consideration of the rezoning on this site would be the City's previous denials of other similar rezonings at this interchange, specifically for the SuperAmerica store on the G's restaurant property. That situation may be distinguished from this request as the current facility is an existing land use, as opposed to the establishment of a new gas /convenience store, one of the issues in the SuperAmerica proposal. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5541 6 PHONE 61 2 -595 -9636 FA; Page 43 E -MAIL NAC @ WINTERNET.COM