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HomeMy WebLinkAboutPlanning Commission Resolution 589-99 . . . MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 589-99 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR OUTDOOR PRODUCE SALES AT HOUDA Y STATIONSTORE, REQUESTED BY CHUCK DURAND; PLANNING CASE NO. 564-99 WHEREAS, Chuck Durand, representing the Holiday Stationstore, has applied for a conditional use permit to conduct open and outdoor sales at his business located at 2732 Highway 10, property zoned PUD, legally described as follows: Lot 1, Block 1, Sill'erl'iew Estates, Gmllt)' of Ralllsey WHEREAS, the Planning Commission has reviewed the following documents regarding this proposal: a. b. Planning Application Zoning Map Site Plan Letter from Property Owner c. d. WHEREAS, The Mounds View Planning Commission makes the following findings that the specific criteria for approval in Section 1114.04, Subd. 2 have been met: a. Outdoor service. sales and equipment rental connected with the principal usc is limited to thirty pcrcent (30%) of the gross floor area of the principal use. The Holiday Stationstore building contains approximately 6,500 square feet of building space. The proposed produce stand would occupy 144 square feet of the property, which is about 2% of the building square footage on the site. b. Outside sales areas are fenced or screened from view ofncighboring residential uses or an abutting rcsidentlal district in compliance with Subdivisions 1103.08(1) - (5) of this Title. The produce stand would be screened from the neighboring yet-to-be completed Realife Cooperative senior residential complex by the Holiday building. c All lighting shall be hooded and so dirccted that the light source shall not be Visible from the public right of way or from neighboring residences and shall be in compliance with Section 1103.09 of the Codc. The applicant will not have any lighting associated with the produce stand as it will be operating during daylight hours. . . . Holiday Produce Cup Resolution 589-99 July 21, 1999 Page 2 d. Sales area is grassed or surfaced to control dust. The applicant is proposing to use the lawn area adjacent to the north bank of parking stalls instead of taking up space in the parking lot. e. The open or outdoor sen' ice, sale or rental use does not take up parking spaces as required for conformity of this Title. The produce stand would not be located in the parking lot and it is expected that the majority of the customers would be drawn from those already on the premises for gas or convenience products. WHEREAS, the Planning Commission has considered the provisions from Section 1125.01(1)e of the Zoning Code regarding possible adverse effects of the proposed use and makes the following findings: (1) (2) (3) (4) (5) Relationship to Municipal Comprehensivc Plan. The geographical arca invol\'ed. Whether such use will tend to or actually depreciate the area in which it is proposed. The character of the surrounding area. The demonstrated need for such use. The Comprehensive Plan designates this site as Mixed Use PUD, which coincides with the zoning of this site. Such an accessory use would not be inconsistent with the Plan The store is at the corner of two major transportation arteries and is screened from adjacent residential uses. The sale of produce is a typical seasonal business in a community such as Mounds View and it serves a community need. The short duration of the use will result in little, if any, adverse effect upon the surrounding area. WH EREAS, The Mounds View Planning Commission makes the following tindings that the general criteria for CUP approval in Subdivision 1125.01 (2) have been met: (I) The use will not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which sen'e or are proposed to serve the area It is 1I0t expected that this use will have allY impact Oil parks, schools, ,....{reets alld other puhlic/acilities alld utilities ll'hich serve or are proposed to sen'l! the ((rea. (2) The use will be sufficiently compatible or separated by' distance or screemng from adjacent residentially zoned or used land so that existing homes will not be depreciated in value and there will be no deterrence to development of\'acant land. The produce stalld H'ould he screelledfi'ol11 the lleighhorillg yet-to-he c;ompleted Rea/~fe Cooperative Sell;,)r residellfial complex hy the Holiday huildillg alld hy distallce. . . . Holiday Produce Cup Resolution 589-99 July 21, 1999 Page 3 (3) The stmcture and site shall have an appearance that will not have an adverse c1Tcct upon adjacent residential properties. While st(~ff has no plans to show the design or construction of this structure, it is not expected that the 12-fool square stand would have all adverse appearance, nor would it he adjacent to allY residential property. (4) The use, in the opinion of the City Council, is reasonably relatcd to the ovcrall needs of the City and to the existing land use. llle City already has given approvalfor one produce stand to he located at ivfound~'Viell' S'quare. 771is ope (!f business, however, depends' upon existing tn(fficfor the jJu(jority (~l its husiness, Ivhich means it will draw primarily/i'om those people already at the Holiday store. Having two such businesses separated hy a third of a mile 011 opposite sides (~f Higlllvay 10 ll'ould sati.~f.v a need and provide for additional conl'enieJl(;e. (5) The use is consistent with the purposcs of the ZOl1lng Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. lhe Zoning Code allmvsforthis ~}l}(! (luse with a conditional use permit. It would not he inconsistent Irith the intent (d'the Zoning Code for such a husiness to operate at this I oca t i 011. (6) The use is not in conflict with the Comprehensivc Plan of the City. The Comprehensive Plan designates this area (?fthe City as Mixed {he Planned Unit Development, which indicates {[II allficipation/or a variety (~f uses. A produce stand to be located at a gas and convenience store would not be inconsistent with the Comprehensive Plan. (7) The use will not cause traffic hazards or congestion. It is not expected that this use will dnm' signdicallf customers on/ts o\VII. The n1(qority ql its customer hase will be those people already at the Holiday store/()/. gas or other conveniences. As such, it H'OU/J not he expected that this use would calise trqffic ha::al'd.~ or congestion (8) Adequate utilities, access roads, drainage and necessary facilities have been or will be provided. The use u'ould he located adjacent to the parking lot (d'lhe Holiday Stationstol'e uhich is serl'ed by Highway I () and Silver lake Road All (?l the i/!/i'asfJ'//cture serving this site are installed and provided--no additional i/~frastructure 11'iII he needed to accommodate this lise. . . . Holiday Produce Cup Resolution 589-99 July 21, 1999 Page 4 NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends approval of a conditional use permit for a produce stand at the Holdiay Stationstore located at 2732 Highway 10, with the following stipulations: 1. The facility shall be allowed to operate from July I to October 3 I of each year 2. The produce stand shall operate only between dawn and dusk hours. 3. Signage shall be allowed only as affixed to the stand and/or roof 4. Lighting for the use shall be supplied by existing parking lot standards. 5. The applicant shall provide the following on an annual basis to the Director of Community Development: a. Letter of permission from property owner. b. Complete set of site plans c. Narrative description of the proposal 6. This Conditional Use Permit may be reviewed by the Planning Commission and City Council if any problems develop or if there are any changes to the operation deemed substantial enough to warrant such review, in the estimation of the Director of Community Development or the City Council BE IT FURTHER RESOLVED that this Conditional Use Permit shall have no expiration date and shall remain in force so long as the conditions agreed upon herein are observed. BE IT FINALLY RESOLVED that the Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 21 st day of July, 1999 ~ ~.i::--. Jerry Pet. SOl:, Chairperson Attest: Rick JOp~mm~Director (Seal)