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Item No: 5A Meeting Date: August 1, 2012 Type of Business: Business City of Mounds View Staff Report To: Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Zoning Review for a Proposed Accessory Use in a B-1, Neighborhood Business, District; Planning Case ZR2012-001 Introduction: Ahmad Muqbil leases space in the building at 2408 County Road I and runs Sam’s Market, a small neighborhood convenience grocery store. This property is zoned B-1, Neighborhood Business. Mr. Muqbil is planning to expand the grocery store into the other half of the building, and wants to add a small cooking area (approximately 8’x8’) with a grill and fryer in order to sell hot, prepared food, such as burgers and fries. The food will only be sold for take- out, no tables or chairs will be added to the store. In 2010, when the B-1 zoning code was amended, the following statement was added under permitted uses: The City will allow uses similar to those listed above in this Section if the proposed use would not create a nuisance and if the use would not be noxious or hazardous. The City Council shall review uses that are not clearly similar to those listed in this Section for a determination of compatibility. City Staff is requesting that the Planning Commission review the proposed accessory use of a cooking area with a grill and fryer in a convenience grocery store to determine whether it would be an acceptable use at Sam’s Market. Discussion: According to the Zoning Code, the purpose of the B-1 district is as follows: The purpose of the B-1, Neighborhood Business District, is to provide for the establishment of local centers for convenient, limited office, retail or service outlets which deal directly with the customer for whom the goods or services are furnished. These centers are to provide services and goods for the surrounding neighborhoods and are not intended to draw customers from the entire community. The property at 2408 County Road I has a building that is about 4,800 square feet and has 21 parking spaces (with room for a few more). The surrounding neighborhood includes single family homes, apartment buildings and an office building that is zoned B-3, Highway Business. Besides a convenience grocery store, the only other food uses that are allowed in a B-1 district are candy and ice cream type stores. The applicant’s proposal for a cooking area is only a small area of the store and would not be the primary use of the property.