Agenda Packets - 2009/08/24 - Laserfiche WebLink

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The Station staff report August 24, 2009 Page 3 Adequate utilities and access roads are available: The water and sewer lines that currently serve the property have adequate capacity to provide for the needs of the fuel station and for the proposed car wash. If more water is necessary, the City’s water main pipes have more than enough water available to supply a car wash. The Station is located at the intersection of County Road I and Adams Street. It has ample access on to both streets, particularly on to Adams Street where there is no curbing and the entire parking lot blends into the street. The public works department has reviewed the proposed plans and has no issues. At the time of the reconstruction project for Adams Street (scheduled for 2011 or 2012), the lack of curbing and curb cuts into this site will be addressed. The Demonstrated Need for Such a Use: The owner of The Station wants to improve his business and offer this additional service to his customers. The City of Mounds View supports our existing businesses and wants them to remain in our community and prosper. Development Review Discussion Leon Theis, owner of The Station, is proposing to build a new car wash on his property at 2280 County Road I. The building would be a 25 foot by 40 foot (1,000 square feet), 12 foot tall concrete block structure – similar to the car wash at the “bp” gas station on the corner of County Highway 10 and County Road H. The car wash is required to be of a similar design and color scheme as the existing convenience store building. This car wash will be the smaller type where a vehicle enters the building, stops, the wash equipment goes around the vehicle, and then the vehicle exits the building. Parking: According to the City’s parking code requirements, this facility would be required to provide parking according to the following schedule: • Motor fuel station: At least four off-street spaces, • Retail store: At least one off-street parking space for each 100 square feet of retail floor area plus one per employee, • Car wash (motor fuel station car wash): zero spaces in addition to that required for the fuel station. With The Station’s previous planning requests, staff determined that this site would be required to provide 18 parking stalls. There are currently 8 parking spaces in front of the retail building, 8 vehicle spaces at the fuel pumps, and 13 spaces behind the building. The site plan shows 18 spaces behind the retail building, more than is currently provided. Staff believes that the amount of parking on the site available will be more than adequate. Setbacks: The car wash would be setback 10 feet from the south property line, 30+ feet from the west property line, and 40 feet from the east property line. All setbacks meet city code requirements. The front of the car wash will face Adams Street and have the same front setback as Fedor’s Market, which is next door. The unique issue is that Fedor’s building is directly on their north property line, which means there will only be 10 feet between the car wash and Fedor’s.