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Mounds View Planning Commission Regular Meeting 4. Citizens Requests and Comments on Items Not on the Agenda None. 5. Planning Cases August 5, 2009 Page 2 A. Consideration of a Zoning Code Amendment, Conditional Use Permit and Development Review for a Car Wash at "The Station" located at 2280 County Road I: Planning Cases: TX 2009-001, CU2009-002, and DE2009-001 Planning Associate Heller stated that Leon Theis, the property owner of "The Station," located at 2280 County Road I, has applied for three different planning requests. The first request is for a zoning code text amendment to allow car washes as a conditional use in a B-2 zoning district. She added the property was originally a legal non -conforming business until 2007, when Mr. Theis purchased additional property which increased his parcel up to the minimum lot size for a fuel station and applied for a zoning code amendment to allow small "neighborhood fuel stations" as a conditional use in B-2 districts. She stated if the current code amendment request was approved, it would affect other B-2 zoned properties; however, the business would still need to obtain a conditional use permit from the Planning Commission and City Council. Planning Associate Heller stated the second request is for the conditional use permit to add a car wash to the site assuming the code amendment is approved. She stated the Comprehensive Plan encourages the expansion of existing businesses and introduction of new businesses within Mounds View when compatible with surrounding uses. She stated "The Station" has operated as a fuel station for 50 years and the character of this area should not change with the addition of a car wash. She stated one item to consider is the close proximity of the multi -family housing however, The Station's property does not directly abut any housing. She stated the location of the proposed car wash and the surrounding buildings should block much of the noise. She added staff is recommending limiting the hours of operations for the car wash to the noise ordinance hours, which are 7 am to 10 pm. She added that traffic would likely only increase a small amount with a car wash and there are adequate utilities and access roads available. She indicated the owner wants to improve and expand his business. Planning Associate Heller stated the items to consider for the Development Review discussion are the parking, setbacks and traffic. She added the applicant has more than adequate parking for the gas station, and there would not be any additional parking required for a car wash. She added the car wash would be 10 feet from the south property line and this setback is the minimum required setback. The unique issue with this area is that Fedor's Market building is directly on the property line, so there would only be 10 feet between the proposed car wash and Fedor's. She added one of the conditions that staff is recommending is, the 10 -foot strip of land between the buildings must be maintained in order to prevent the area from becoming a dumping ground or overgrown. Staff has received three comments from nearby residents, and all were in support of a car wash at The Station.