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PLANNING REPORT <br />TO: <br />FROM: <br />DATE: <br />RE: <br />FILE NO <br />BACKGROUND <br />nOfthwesl r lssocii-iie(i consultants, i ic. <br />Steve Thatcher ' / <br />Alan 0rixiu../David R. Lichl� <br />31 January 1985 <br />Kunz Oil Company Conditional Use Permit <br />134.01 - 85.01 <br />Kunz Oil Company is requesting a conditional use permit to redevelop their <br />gas station/convenience food store at 2901 Ilighway 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 "0-3", liighway Business District. Under this <br />zoning designation, the existing gds 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 recimmiends that in this area of the City <br />commercial development be inhibited through the introduction of medium density <br />residential development on the renlaininU open land adjacent to Highway 10. <br />The proposed Land Use Hap for Planning District 6 supports the phasing out <br />of commercial uses in this area of N,aunds View, showing a medium density <br />residential land use designation for the Kunz Oil Company site. <br />The Minnesota Municipal Land Plauninll Act requires all city zoning to be <br />consistent with the City's adopted Comprehensive Plan. lilt: existance of the <br />B-3 Zoning District over the site in 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 />I <br />71 <br />1f'1(111111111r1(1111,IiAfl.I111fur.111lol1'•.IIII •11•"d,1.l•',l(• 1.?() II1r116 lei ).)I V.i. <br />