Laserfiche WebLink
North Metro Motors CUP Report <br />May 1, 2013 <br />Page 3 <br /> <br />Discussion: <br />North Metro Motors plans to purchase the property at 2975 County Road and open an automotive <br />repair shop. They currently operate an auto repair and bodywork shop in Ham Lake, and the <br />Mounds View store would be their second location, but with only auto mechanical work. No body <br />work or painting would be done at the Mounds View location. <br /> <br />The property at 2975 County Road 10 is zoned B-3, Highway Business, and 0.58 acres in size. <br />The 1,421 square foot building was built in 1959 and has always been auto-related businesses, <br />most recently as a Thrifty Car Rental. The building has two garage bays and an office/sales area. <br />There is room for more than twenty parking spaces in the existing parking lot. <br /> <br />The CUP will remain in effect indefinitely so long as there are no changes to the operation, and <br />there have been no problems or reasons which would warrant the City Council to re-examine the <br />CUP. <br /> <br />CUP Considerations: <br /> <br />Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any <br />potential adverse effects which include, but are not limited to, relationship with the Comprehensive <br />Plan, geographical area involved, potential depreciation, the character of the surrounding area and <br />the demonstrated need for such a use. Each potential adverse effect is addressed below. <br /> <br />Relationship with the Comprehensive Plan. The Comprehensive Plan encourages existing <br />businesses to remain in the city along with the introduction of new businesses within Mounds View <br />when compatible with surrounding uses. 2975 County Road 10 is zoned B-3, Highway Business <br />and has always been used for auto related businesses, and is designated as “Neighborhood <br />Commercial” in the Comp Plan. If the requested conditional use permit were approved, this CUP <br />would be in line with the Comp Plan land use designation for this site. <br /> <br />The Location and Character of the Surrounding Area. The property is located on the northwest <br />corner of County Road 10 and Spring Lake Road. It is immediately adjacent to single and two- <br />family residential land uses. Across County Road 10 there are commercial uses, including an auto <br />repair and sales business (which are in Spring Lake Park). All traffic for this business will be using <br />Spring Lake Road for access. This property has been various types of automotive businesses since <br />it was built in 1959, and the proposed auto repair business should not change the existing character <br />of the neighborhood. <br /> <br />Depreciation. A car rental business purchased the property in 1999, but the building has been mostly <br />unused for the last couple of years. The auto repair business will be a more intense use than car <br />rentals, and will likely bring more regular traffic to the site. The applicant plans to paint the building <br />and sealcoat and stripe the parking lot. There is an existing privacy fence on the north and west <br />sides to screen the adjacent duplex homes from the business. The new business will be a change <br />from how quiet this site has been over the last couple of years, and there hasn’t been an auto repair <br />business here for over fourteen years. If the new business maintains the property and limits the <br />amount of vehicles parked on-site, any adverse effects upon the surrounding area should be minimal.