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Station Report <br />Nov 22, 2004 <br />Page 2 <br /> <br />The last line in the above purpose statement is important in that it provides the basis for <br />staff’s and the attorney’s opinion that the issue of nonconformity would need to be resolved <br />prior to acting on any requests for a facility expansion. The applicant will assert that while <br />the use may be nonconforming, it provides a valuable service to its customers, many of <br />whom being Mounds View residents, and that the location would not be an inappropriate <br />site for a fuel station, and thus, should be approved for a CUP and subsequent rezoning. <br /> <br />In 1996, the owners requested variances for a canopy over the fuel pumps. Both variance <br />requests were denied as they constituted an enlargement of a nonconforming use. (A copy <br />of the Planning Commission’s resolution of denial is attached for your reference.) <br />Subsequent to the variance denial, the owners requested and the Council approved an <br />amendment to the City Code which excluded canopies from the enlargement restrictions, <br />thus enabling the owners to install the canopy as desired. During the time of canopy <br />construction, two of the original four fuel pumps were removed. The owners would like to <br />reinstall two pumps and have submitted site plans as to how this might be possible. The <br />request before the City Council however is strictly the conditional use permit. If the CUP <br />were to be approved by the City Council, the pump expansion would need to come back <br />before the Planning Commission and Council under the development review process. <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br />View of The Station, looking south across County Road I