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Item No: 05A <br />Meeting Date: May 17, 2023 <br />VIEW <br />Type of Business Planning Case <br />MOT 1� DS Planning Case 2023-0007 <br />V1 �11J 2023-0005 <br />City of Mounds View Staff Report <br />To: Planning Commission <br />From: Jon Sevald, Community Development Director <br />Item Title/Subject: Resolution 1159-23, Recommending Approval of Ordinance <br />1003, Amending Mounds View City Code Chapter 160.198; <br />B-3 Highway Business District, Conditional Uses; and, <br />Resolution 1160-23, Recommending Approval of a <br />Conditional Use Permit for Big Dipper Creamery, 2222 <br />Mounds View Boulevard <br />Introduction: <br />Big Dipper Creamery proposes to relocate their ice cream production facility to 2222 Mounds <br />View Boulevard, requiring; (1) an amendment to the B-3 district to allow processing of food <br />products as a Conditional Use; and (2) a Conditional Use Permit. <br />Discussion: <br />Big Dipper Creamery currently operates retail stores in Blaine and North Oaks, and an ice <br />cream production facility at their North Oaks store. They've outgrown the space, and intend to <br />lease 2222 Mounds View Boulevard for production and retail sales (no dine -in). <br />2222 Mounds View Boulevard is a multi -tenant building (Southpaw Crossfit, Scout Shop, <br />Mounds View Chiropractic, Betterley Tools)', and is zoned B-3 Highway Business. Big Dipper <br />will be taking over space currently occupied by Betterley Tools (7,578 sq ft). Prior to Betterly, <br />the unit was Abbey Carpet. <br />Analysis: <br />Ordinance Amendment: <br />The B-3 district is intended for retail uses dependent upon traffic, e.g. most businesses along <br />the Boulevard. Staff interprets ice cream production most similar to; "Manufacturing, <br />compounding, processing, packaging or treatment of cosmetics, pharmaceuticals and food <br />products and the rendering or refining of fats and oils" which is a Permitted Use in the 1-1 <br />Industrial district.z <br />In comparing the option of rezoning the property to 1-1 Industrial (existing businesses would <br />become non -conforming), vs. amending the B-3 district to permit processing of food products as <br />a CUP, that later made more sense. <br />NOTE: Resolution 735-03 approved a Variance; increasing exterior signage from 100 sq ft to 150 sq ft for 2014 <br />and 2022 Mounds View Blvd (the south and north corner units). <br />City Code 160.231(N); 1-1 Industrial District, Permitted Uses <br />i nu rviuunus view vu iun <br />A Thriving Desirable Community <br />