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MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 792-05
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
A RESOLUTION RECOMMENDING APPROVAL OF A DEVELOPMENT REVIEW
FOR A RETAIL BUILDING AND APPROVING A VARIANCE FOR REDUCED
PARKING LOT SETBACKS AT 2525 COUNTY ROAD 10;
MOUNDS VIEW PLANNING CASES DE05-002, VR05-004
WHEREAS, the applicant, Snyder Drug I C&H Development, Inc. ("Snyders") has
applied for a development review and parking lot setback variance to redevelop the Gas for
Less site located at 2525 County Road 10 into a 5,975 square foot retail building; and,
WHEREAS, the property at 2525 County Road 10 is zoned B-3, Highway Business
commercial, and is legally-described as follows:
All that part of the West 254 feet of the South 15 acres of the Northwest
Quarter of the Northwest Quarter of Section 8, Township 30, Range 23,
Ramsey County, Minnesota, lying Northeasterly of State Trunk Highway No.
10, except the North 30 feet thereof, according to the United States
Government Swvey thereof
WHEREAS, the Planning Commission held a duly noticed public hearing regarding
the variance request on Wednesday, April 20, 2005; and,
WHEREAS, the Mounds View Planning Commission has reviewed the following
documents regarding this proposal:
1, Planning Application
2. Site Plans
3. Zoning Map
4. Location Map
5. Site Photograph
6. Landscaping Photographs
7. Staff Report
WHEREAS, Section 1006.06 of the Mounds View City Code requires that
commercial developments such as that proposed be reviewed by the Planning Commission
and approved by the City Council; and,
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Resolution 792-05
Page 2
WHEREAS, Section 1104 of the Mounds View Zoning Code articulates the
dimensional requirements and zoning standards associated with development activity; and,
WHEREAS, Chapter 1125 of the Mounds Zoning City Code articulates the process
by which variance requests are considered by the Planning Commission; and,
WHEREAS, Section 1125.02, Subd. 2 outlines the seven criteria that must be
satisfied if the Planning Commission is to approve a variance request.
NOW, THEREFORE, BE IT RESOLVED, the Mounds View Planning Commission
hereby makes the following findings of fact related to the variance request:
1. The lot is irregularly shaped and is fronted on three sides by street right of way
which together can be considered exceptional circumstances.
2. The literal interpretation of the provisions of the Zoning Code would create a
hardship for thl~ applicant in that the applicant is facing unique redevelopment
challenges not normally associated with raw land development.
3. The special conditions do not result from the actions of the applicant. The
applicant is attempting to undertake a redevelopment project on a irregularly
configured lot.
4. Granting the variance would not appear to be a special privilege given the
number of other similar variance requests granted by the Planning Commission.
5. It can be argued that the setback variances requested are the minimum
necessary to alleviate the hardships presented by the irregularly shaped lot and
the multiple stnget frontages.
6. Granting a variance to allow for the utilization of the front and side setback would
open the door to a positive redevelopment at this important corner in the City's
commercial corridor.
7. The proposed variance would not result in any of the above-cited adverse
effects.
NOW, THEREFOF~E, BE IT FURTHER RESOLVED, the Mounds View Planning
Commission, finding that the hardship criteria have been satisfied, does hereby approve
the variance requested for a five (5) foot front parking lot setback (north, west and south
frontages) and a zero (0) foot parking lot setback along the east property line, subject to
the following conditions:
1. The applicant shall obtain development review approval from the Mounds View
City Council.
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Resolution 792-05
Page 3
NOW, THEREFORE, BE IT FURTHER RESOLVED, the Mounds View Planning
Commission finds that the zoning and dimensional standards and requirements have
been adequately satisfied and recommends approval of the development review
subject to the following conditions:
1. Submit and receive approval of the site photometric analysis
2. Prepare and receive approval of a detailed stormwater management plan
3. Prepare and submit plans for signage and the garbage dumpster enclosure
4. Revise the site plan to show a 1 O-foot wide bituminous trailway from Long Lake
Road to Edgewood Drive along the north side of the County Road 10 corridor
right of way
5. Revise the site plan to show an area for snow storage
6. Consent to the dedication of an easement at the northwest corner of the site for
turning radius right of way at Bronson Drive and Long Lake Road
7. Enter into a development agreement with the City that sets forth all of the terms,
conditions, requirements, agreements, guarantees and plans for the orderly
development of the property.
BE IT FINALLY RESOLVED that the Mounds View Planning Commission directs
staff to forward this resolution to the City Council prior to approval of the minutes.
Adopted this 20th day of April, 2005
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(.Jean Miller, Acting Chairperson
ATTEST:
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Jim Ericson, Community Development Director
(SEAL)