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Item No: 7G Meeting Date: August 10, 2009 Type of Business: Action Administrator Review: ________ City of Mounds View Staff Report To: Honorable Mayor and City Council From: Ken Roberts, Community Development Director Item Title/Subject: Consideration of a Zoning Code Amendment to allow Car Washes in a B-2, Limited Business, Zoning District Planning Case: TX2009-001 Introduction The applicant, Leon Theis, owns the property and fuel station business at 2280 County Road I, known as “The Station.” Mr. Theis would like to add a car wash to his existing fuel station, which is zoned B-2, Limited Business. Currently the city code only allows car washes as a conditional use in B-3, Highway Business, or higher zoning districts. Mr. Theis has applied for a zoning code amendment to add car washes as a conditional use in B-2 zoning districts. Background Prior to 2007, fuel stations were also only allowed in B-3 or higher zoning districts. The Station was built in 1959 as “Gulf” and existed until two years ago as a legal nonconforming use. In 2007, in order to bring the fuel station into compliance, Mr. Theis purchased additional property so that his parcel would meet the minimum fuel station lot size and applied for a zoning code amendment to allow small “neighborhood fuel stations” as a conditional use in B-2 districts. Recognizing that “The Station” is a much smaller, non- chain, neighborhood-based fuel station, both the Planning Commission and City Council preferred to amend the code to allow this type of small fuel station in B-2 districts rather than rezone the property to a more intense use. Discussion For this car wash proposal, Mr. Theis’ options were to either ask the City to rezone the property to B-3, or have the City amend the code to allow car washes in a B-2 zoning district. City staff thought that the best choice would be to have Mr. Theis apply for a zoning code amendment. If the property were rezoned to B-3, this would allow a lot more intense types of businesses to locate here if The Station ever closed. The other properties in the city that are zoned B-2 are: Fedor’s Market - 5491 Adams Street (adjacent to The Station), ABC Liquor/Simon’s Sports - 2840 Highway 10, Western Bank – 2711 Highway 10, Winiecki Insurance - 2704 Highway 10, Office building -2677 Highway 10, Silver View Plaza – 2540 Highway 10, Mounds View Animal Hospital - 2625 Highway 10, Cars Bike Shop/Radio City – 2661 County Road I, and Vino & Stogies – 2345 County Road H2.