04-04-2007 - Laserfiche WebLink

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The Station Staff Report April 4, 2007 Page 4 Technical Issues The Certificate of Survey and Title Commitment have been sent to the City Attorney’s office for review. The City’s Public Works Department has reviewed the site plans and does not have any issues with what is proposed. They indicated that any driveway access changes could be made when the street reconstruction project happens in this area. Staff has also sent the site plans to Ramsey County Public Works due to The Station being located on County Road I. Conditional Use Permit Discussion: Section 1113.04 of the amended Zoning Code would conditionally allow Neighborhood Motor Fuel Stations in B-2 districts. The applicant would like to add two additional fuel pumps, and is applying for a conditional use permit in order to bring the business into compliance and be allowed to expand. CUP Considerations: With every Conditional Use Permit application, Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any potential adverse effects which include, but are not limited to; relationship with the Comprehensive Plan, geographical area involved, potential depreciation, the character of the surrounding area, traffic, adequate utilities and access roads and the demonstrated need for such a use. Each of these potential adverse effects is reviewed and addressed on the following page. Relationship with the Comprehensive Plan: The Comprehensive Plan encourages the expansion of existing businesses and introduction of new businesses within Mounds View when compatible with surrounding uses. The Station is surrounded by a variety of zoning designations and land uses, which include single family residential, high density residential, a church, office space, and a neighborhood grocery store. If the requested zoning code amendment is approved, this CUP could be in line with the Comp Plan “neighborhood commercial” land use designation. The Geographical Area Involved: This business is located on County Road I, where it has operated as a gas station for almost 50 years. County Road I is the City’s only other commercial corridor aside from County Road 10. Depreciation: The Station has been a neighborhood gas station in Mounds View for many years. The owners are happy doing business in Mounds View and would like to remain here and improve the business and property. It is unlikely that The Station is depreciating the area in which it is located and it is unlikely that its continued existence would further depreciate the area. Approving a conditional use permit will not change the current use of the property, nor should it change the neighborhood property values.