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<br />Item No: 5A <br />Meeting Date: December 2, 2015 <br /> <br /> <br />City of Mounds View Staff Report <br />To: Mounds View Planning Commission <br />From: James Ericson, City Administrator <br />Item Title/Subject: Review Rezoning Request from Zulfiquar Punjani, owner of <br />2408 County Road I, from B-1, Neighborhood Business, to <br />B-2, Limited Business; Planning Case ZC15-001 <br />Introduction: <br /> <br />The applicant and property owner, Zulfiquar Punjani, has submitted an application to <br />rezone his property located at 2408 County Road I, previously operated as a neighborhood <br />convenience store, from B-1, Neighborhood Business, to B-2, Limited Business. The <br />property is one of only two commercial properties presently zoned B-1. The other property <br />is located at the southeast corner of County Road H2 and Silver Lake Road. The <br />expressed basis for the requested rezoning would be to allow for the operation of a liquor <br />store on the site. <br /> <br />Background: <br /> <br />The building at 2408 County Road 10 was constructed in 1973 and has always operated as <br />a neighborhood convenience store, first and for many years as a Tom Thumb, then Sam’s <br />Market, and then most recently, Snap Market. The adjoining retail space was originally <br />utilized as a laundromat, then was a thrift store, then a clothing store and most recently is <br />being used as showroom / warehouse space for a wedding vendor. <br /> <br />In 2010, the Zoning Code was amended, adding language to the B-1 zoning district to <br />allow for uses “similar” to those explicitly listed if the proposed use would not create a <br />nuisance and if the use would not be noxious or hazardous. The City Council would review <br />uses that are not clearly similar to those listed in this Section for a determination of <br />compatibility. <br /> <br />In 2012, the Planning Commission and City Council reviewed a request to allow limited <br />cooking at the Sam’s Market to provide hot, fresh foods to customers, similar to the types <br />of foods one might find at a Holiday or SuperAmerica. The Council approved the request <br />but the owners of the business ultimately decided against pursuing the restaurant <br />component. <br /> <br />In 2015, the business which had been operating as Snap Market closed and the space has <br />been vacant since. <br /> <br />Discussion: <br /> <br />Consideration of a rezoning request requires significant review and consideration. The act <br />of amending the Official Zoning Map must satisfy many criteria, not the least of which being <br />consistency with the Comprehensive Plan and compatibility with the neighborhood and <br />adjoining uses. In addition, potential adverse effects shall be taken into consideration.