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northwest , mocr-d(.-- a Consultants, <br />PLANNING REPORT d �S <br />TO: Steve Thatcher <br />FROM: Alan Brixius/U.nid R. Lkhl. J <br />DATE: 31 January 1985 <br />RE: Kunz Oil Company Conditional Use Permit <br />FILE NO: 134.01 - 85.01 <br />BACKGROUND <br />Kunz Oil Company is requesting a conditional use permit to redevelop their <br />gas station/convenience food store at ?901 Highway 10 in Mounds View. Their <br />redevelopment proposal involves the razing of the existing gas station and ,® <br />the construction of an entirely new building and canopy. <br />ISSUES AND ANALYSIS <br />Currently, the site is zoned "B-3". Highway Business District. Under this <br />zoning designation, the existing gas station exists as a permitted conditional <br />use. While the Zoning Ordinance identifies the use as a conditional use for <br />this area, the Comprehensive Plan reamiends that in this area of the City <br />commercial development be inhibited through the introduction of medium density <br />residential development on the remaining open land adjacent to Highway 10. <br />The proposed Land Use Map for Planning District 6 supports the phasing out <br />of commercial uses in this area of Mounds View, showing a wedimm density <br />residential land use designation for the Kunz Oil ComPanY site. <br />The Minnesota Municipal Land Planninq AcL requires all city zoning to be <br />consistent with the City's adopted Comprehensive Plan. Tht! existance of the <br />B-3 Zoning District over the site ill question conflicts with the intent of <br />the Comprehensive Plan in that it prohibits residential development and allows <br />for the introduction of commercial uses that are intended to be phased out. <br />4 <br />lfi;'0 rTlulne�clnk, I f llvfl. mint u�, q u ,h ,. I1lc u l ",� ll, t 1ff �1. 0 ',',� 10 tel G 14921 • ')-1 <br />