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The Station staff report <br />August 5, 2009 <br />Page 3 <br /> <br />Conditional Use Permit Discussion <br /> <br />Section 1113.04 of the amended Zoning Code would conditionally allow car washes in B-2 <br />districts. The applicant would like to add a car wash to his fuel station, and is applying for a <br />conditional use permit assuming that the City Council approves the code amendment. <br />CUP Considerations <br /> <br />With every Conditional Use Permit application, Chapter 1125 of the Zoning Code requires <br />that the Planning Commission review and address any potential adverse effects which <br />include, but are not limited to; relationship with the Comprehensive Plan, geographical area <br />involved, potential depreciation, the character of the surrounding area, traffic, adequate <br />utilities and access roads and the demonstrated need for such a use. Each of these <br />potential adverse effects is reviewed and addressed below. <br /> <br />Relationship with the Comprehensive Plan: The Comprehensive Plan encourages the <br />expansion of existing businesses and introduction of new businesses within Mounds View <br />when compatible with surrounding uses. The Station is surrounded by a variety of zoning <br />designations and land uses, which include single family residential, high density residential, <br />a church, office space, and a neighborhood grocery store. If the City approves the <br />requested zoning code amendment, this CUP could be in line with the Comprehensive Plan <br />“neighborhood commercial” land use designation. <br /> <br />The Geographical Area Involved: This business is located on County Road I, where it has <br />operated as a fuel station for 50 years. County Road I is the City’s only other commercial <br />corridor aside from County Highway 10. <br /> <br />Depreciation: The Station has been a neighborhood fuel station in Mounds View for many <br />years. The owner is happy doing business in Mounds View and wants to remain here and <br />wants to improve his business and property. It is unlikely that The Station is depreciating the <br />area in which it is located and it is unlikely that a car wash would further depreciate the area. <br />Approving a conditional use permit for a car wash, which would be an accessory use to the <br />fuel station, will not change the current use of the property, nor should it change the <br />neighborhood property values. <br /> <br />The Character of the Surrounding Area: This area of Mounds View has a variety of housing <br />types, a church, and a few small neighborhood businesses. The Station is located on <br />County Road I, which is a busy 4-lane road running through the city and is near Pinewood <br />Elementary and the I-35W connections. The character of this area should not change with <br />the addition of a car wash. <br /> <br />A concern with this proposal would be the noise from the car wash and the close proximity of <br />multi-family housing. The Station’s property does not directly abut any housing, but there are <br />three apartment buildings (8 units each) one lot to the west of The Station. There are 2 <br />garages and Fedor’s Market surrounding the car wash which should block much of the noise <br />from getting to the apartment buildings. The Station is not open 24 hours a day and the car <br />wash would not be open all night. Staff proposes to limit the car wash hours of operation to <br />the noise ordinance hours, which are 7am to 10pm.