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Item No: 7D <br />Meeting Date: August 24, 2009 <br />Type of Business: Action <br />Administrator Review: ______ <br />City of Mounds View Staff Report <br /> <br /> <br />To: Honorable Mayor and City Council <br />From: Heidi Heller, Planning Associate <br />Item Title/Subject: Consideration of a Conditional Use Permit and Development <br />Review for a Car Wash at “The Station,” 2280 County Rd I: <br />Planning Cases: CU2009-002 and DE2009-001 <br />Introduction <br /> <br />The applicant, Leon Theis, owns the property and fuel station business at 2280 County <br />Road I, known as “The Station.” Mr. Theis wants to add a car wash to his existing fuel <br />station in order to offer another service to his customers. The Station property is zoned B- <br />2, Limited Business, and all of the other fuel stations in the city are zoned B-3, Highway <br />Business. Currently the city code only allows car washes as a conditional use in B-3 or <br />higher zoning districts. <br /> <br />Background <br /> <br />Prior to 2007, fuel stations in Mounds View were only allowed in B-3 or higher zoning <br />districts. The Station was built in 1959 as “Gulf” and existed until two years ago as a legal <br />nonconforming use. In 2007, in order to bring the fuel station into compliance, Mr. Theis <br />purchased additional property so that his parcel would meet the minimum fuel station lot <br />size and applied for a zoning code amendment to allow small “neighborhood fuel stations” <br />as a conditional use in B-2 districts. Recognizing that “The Station” is a much smaller, non- <br />chain, neighborhood-based fuel station, both the Planning Commission and City Council <br />approved an amendment to allow this type of small fuel station in B-2 districts rather than <br />rezone the property to a more intense use. After bringing the fuel station into conformance, <br />Mr. Theis removed part of the building, added two more fuel pumps with a larger canopy <br />and resurfaced the parking lot. <br /> <br />Conditional Use Permit Discussion <br /> <br />Section 1113.04 of the amended Zoning Code would conditionally allow car washes in B-2 <br />districts. The applicant would like to add a car wash to his fuel station, and is applying for a <br />conditional use permit, assuming that the City Council approves the code amendment. <br />CUP Considerations <br /> <br />With every Conditional Use Permit application, Chapter 1125 of the Zoning Code requires <br />that the Planning Commission review and address any potential adverse effects which <br />include, but are not limited to; relationship with the Comprehensive Plan, geographical area <br />involved, potential depreciation, the character of the surrounding area, traffic, adequate <br />utilities and access roads and the demonstrated need for such a use. Staff reviews and <br />addresses each of these potential adverse effects below.