Loading...
HomeMy WebLinkAbout08-15-2012 PLANNING COMMISSION REGULAR MEETING AGENDA August 15, 2012 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes: June 6, 2012 4. Citizens Requests and Comments Relating to Planning and Zoning Issues Not Already on the Agenda. (Before speaking, please give your full name and address for the record.) 5. Planning Cases A. CU2012-001: Consideration of a Conditional Use Permit for a Tire Store and Auto Repair Business Applicant: Tires N’ More – Naoufel Soussi Address: 2832 County Road 10 6. Other Planning Activity None 7. Next Planning Commission Meetings: A. September 5, 2012 B. September 19, 2012 8. Adjourn to Agenda Session AGENDA SESSION 1. Review Minutes: a. August 1, 2012 2. Staff Reports a. Upcoming Planning Cases 3. Chairperson and Planning Commissioners’ Reports 4. Meeting Conclusion PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting August 1, 2012 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. for August 1, 2012. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Cramblit, Meehlhause, Miller, Rundle, Schiltgen, Stevenson and Smith. Absent and Excused: None. Also Present: ______________________________________________________________________________ Planning Associate Heidi Heller. Index to Minutes Page Approval of Minutes 1 ZR2012-001. Consideration of a B-1 Neighborhood Business, Zoning 2 Review of an Accessory Use Discuss Acceptability of “Hospice” Uses in the Zoning Code 3 _____________________________________________________________________________ 3. Approval of Minutes May 2, 2012. MOTION/SECOND: Commissioner Cramblit/Commissioner Miller. To approve the Minutes of the May 2, 2012 regular Planning Commission meeting as slightly amended. Ayes – 7 Nays – 0 Motion carried. Mounds View Planning Commission August 1, 2012 Regular Meeting Page 2 ________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases A. ZR2012-001 Consideration of a B-1 Neighborhood Business, Zoning Review of an Accessory Use Address: Sam’s Market, 2408 County Road I Applicant: Ahmad Muqbil Planning Associate Heller indicated that when the B-1 zoning code was last amended in 2010, a provision was added to allow City Staff or the City Council to review proposed uses that are not already listed in the Zoning Code for compatibility, rather than amending the zoning code to add more permitted uses. She explained Sam’s Market, on the corner of County Road I and Edgewood, was seeking permission to add a cooking area with a grill and fryer to be able to sell hot food for take-out. Staff recommended this area be limited to 64 square feet within the store. City staff felt this additional cooking use should be reviewed by the Planning Commission and City Council. She requested the Commission review the proposed accessory use of a cooking area and selling take-out food in a neighborhood grocery store. Chair Stevenson did not object to the propose use. He proposed a condition restricting the cooking area to only take-out food to assure that tables and chairs were not added to the grocery store; or if tables and chairs were allowed, that the number be limited. Commissioner Smith agreed. Commissioner Meehlhause supported the expanded use and wanted to see the grocery store successful. He suggested the number of chairs within the market be limited to eight. This would allow for patrons to have a place to sit while waiting for their order. Commissioner Rundle was in favor of allowing two tables and six to eight chairs. Commissioner Meehlhause was not concerned that the area would turn into a restaurant. Associate Heller agreed, but was in favor of the suggested condition. MOTION/SECOND: Commissioner Meehlhause/Commissioner Schiltgen. To approve Resolution 968-12, a Resolution Recommending Approval of the Proposed Accessory Use at Sam’s Market at 2408 County Road I, zoned B-1, Neighborhood Business limiting the number the number of tables to two and the number of chairs to eight; Planning Case No. ZR2012-001. Ayes – 7 Nays – 0 Motion carried. ______________________________________________________________________________ Mounds View Planning Commission August 1, 2012 Regular Meeting Page 3 ________________________________________________________________________ 6. Other Planning Activity A. Discuss Acceptability of “Hospice” Uses in the Zoning Code Planning Associate Heller informed the Commission that City s taff recently met with representatives of a non-profit that was looking for a site in the north metro area to build a children’s respite care and hospice facility. She explained there are currently no children’s hospice facilities in Minnesota, and only three of them in the nation. Staff reviewed the zoning code and the code does not specifically address hospice facilities, but does address nursing homes as a conditional use in the R-4, High Density Residential zoning district. It was noted the use may be less intense than a nursing home since it would likely have less residents. Her only concern with the zoning requirements was with the parking requirements for the proposed use versus a nursing home. Associate Heller requested the Commission discuss how a hospice use could be incorporated into the City’s zoning code. Commissioner Miller questioned the age of children that would be serviced in the proposed facility. Associate Heller indicated the hospice facility would be for children from birth through 18. Chair Stevenson was in favor of considering the hospice use within the nursing home section of the zoning code, as this was a conditional use and he felt hospice could be aligned with this same use. Commissioner Cramblit agreed. Commissioner Miller commented she was surprised there was a need for children’s hospice. Associate Heller explained that most or all of the costs for respite and hospice care are not reimbursed by health insurance providers or the State, and that was one of the main reasons for the lack of these facilities in the United States. Commissioner Smith indicated it would be great for Mounds View to be the first City in the State of Minnesota to provide this service for families. The Commission agreed. Associate Heller anticipated that the building would be designed to look more residential with a great deal of green space. She explained the developers were interested in the great access Mounds View has to freeways in the metro area. Commissioner Meehlhause asked if TIF funds could be used to assist with acquiring a site for this use. Associate Heller did not anticipate the funds could be used for land acquisition, but could possibly be used for demolition and site preparation expenses. ______________________________________________________________________________ Mounds View Planning Commission August 1, 2012 Regular Meeting Page 4 ________________________________________________________________________ 7. Next Planning Commission Meeting: A. August 15, 2012 B. September 5, 2012 ______________________________________________________________________________ 8. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:35 p.m. ______________________________________________________________________________ (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Heidi Heller Planning Associate Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc. Item No: 5A Meeting Date: August 15, 2012 Type of Business: Commission Business City of Mounds View Staff Report To: Mounds View Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Consideration of a Conditional Use Permit for a Retail Tire Store and Light Auto Repair Business at 2832 County Road 10; Planning Case CU2012-001 Introduction: The applicant, Naoufel Soussi with Tires N’ More, is requesting approval of a conditional use permit to operate a retail tire store and auto repair business at 2832 County Road 10. This property is zoned B-3, Highway Business. The applicant has purchased the former “PAK Building” and is planning to open another location of his tire store business in Mounds View. Requirements: Section 1125.01, Subd. 1e: The Planning Commission is required to review the possible adverse effects of the requested conditional use. Section 1125.01, Subd. 1g: which states that the Planning Commission shall make findings of fact and recommend such actions or conditions relating to the request as it deems necessary to carry out the intent and purpose of the Zoning Code and forward such findings to the City Council. Chapter 1114: B-3, Highway Business District Section 1114.04: Conditional Uses: Subd. 3. Motor fuel station, auto repair, minor and tire battery stores and service; provided, that: a. Regardless of whether the dispensing, sales or offering for sale of motor fuels and/or oil is incidental to the conduct of the use or business, the standards and requirements imposed by this Title for motor fuel stations shall apply. These standards and requirements are, however, in addition to other requirements which are imposed for other uses of the property. b. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. c. The entire site, other than that taken up by a building, structure or plantings, shall be surfaced with a material to control dust, drainage and erosion which is subject to the approval of the Director of Public Works/City Engineer. d. A minimum lot area of twenty two thousand five hundred (22,500) square feet and minimum lot dimensions of one hundred fifty feet by one hundred thirty feet (150' x 130') be provided. Tires N’ More CUP Report August 15, 2012 Page 2 e. A drainage system, subject to the approval of the Director of Public Works/City Engineer, shall be installed. f. A curb not less than six inches (6") above grade shall separate the public sidewalk from motor vehicle service areas. g. The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right of way and shall be in compliance with Section 1103.09 of this Title. h. Wherever fuel pumps are to be installed, pump islands shall be installed. i. At the boundaries of a residential district, a strip of not less than ten feet (10') shall be landscaped and screened in compliance with subdivisions 1103.08(l) through (5) of this Title. j. Each light standard island and all islands in the parking lot shall be landscaped or covered. k. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with subdivisions 1103.08(l) through (5) of this Title. l. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Chapter 1121 of this Title and shall be subject to the approval of the Director of Public Works/City Engineer. m. All signing and informational or visual communication devices shall be minimized and shall be in compliance with the Mounds View Sign Code. n. Provisions are made to control and reduce noise. o. No outside storage except as allowed in compliance with subdivision 4 of this Section shall exist. p. No outside sale or service except as allowed in compliance with subdivision 5 of this Section shall exist. q. Sale of products other than those specifically mentioned in this Section shall be subject to the conditional use permit. s. The provisions of subdivision 1125.01(1)e of this Title are considered and satisfactorily met. Tires N’ More CUP Report August 15, 2012 Page 3 Discussion: Naoufel Soussi has purchased the building at 2832 County Road 10 (commonly known as “the PAK building”) and plans to open a retail tire store that also offers light automotive repairs. Mr. Soussi’s family has owned tire stores since 1998, and the Mounds View store will be their fourth location in the metro area. The building was built in 1965 and has been vacant for over eight years. It was most recently used for a welding and cutting business (The PAK Company) and sales and leasing for a commercial laundry distributor. 2832 County Road 10 is a concrete block, one-story building with a sales/office area in the front and an open workshop area in the rear with two garage doors on the back wall. The applicant plans to open a store named “Tires N’ More” that primarily sells tires, but may also offer some auto repair services. CUP will remain in effect indefinitely so long as there are no changes to the operation and there have been no problems or reasons, which would warrant the City Council to re-examine the CUP. CUP Considerations: Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any potential adverse effects which include, but are not limited to, relationship with the Comprehensive Plan, geographical area involved, potential depreciation, the character of the surrounding area and the demonstrated need for such a use. Each potential adverse effect is addressed below. Relationship with the Comprehensive Plan. The Comprehensive Plan encourages existing businesses to remain in the city along with the introduction of new businesses within Mounds View when compatible with surrounding uses. 2832 County Road 10 is zoned B-3, Highway Business, and is surrounded by commercial and residential zoning designations and land uses. If the requested conditional use permit were approved, this CUP would be in line with the Comp Plan “Community Commercial” land use designation for this site. The Future Land Use Map planned for the potential redevelopment of this site, along with some of the adjacent properties to the west, and as such, designates this property as a general Mixed Use-PUD. The Location and Character of the Surrounding Area. The property is located on County Road 10, mid-block between Groveland Road and Silver Lake Road. CVS Pharmacy is on the south side and on the north side there is a small commercial building that leases space to a liquor store and the other half is vacant. Steve’s Appliance store and a few residential homes are across County Road 10. There are residential properties abutting this property along the west side. All of the traffic for this business will be using County Road 10 for access. This property has been a commercial or light industrial use since it was built in 1965. Since the business is on County Road 10, and both neighboring properties are also a commercial use, the proposed tire store and auto repair business should not be out of place in this location. Depreciation. The building has been vacant and unmaintained for several years. The applicant has repainted the building and will be doing more improvements to the property, including adding new screening along the west side of the building where the residential homes are. The new retail tire store should result in little, if any, adverse effect upon the surrounding area. Tires N’ More CUP Report August 15, 2012 Page 4 The Demonstrated Need for Such a Use. The applicant is proposing a retail tire store that also may offer some auto repair services. There are two other businesses in the city that offer auto repair services (35W Auto Repair and Pat’s Muffler), and no other businesses that sell only tires. The proposed Tires N’ More business will primarily focus on the sale of tires and wheels and the installation services for them. Since there are no businesses in Mounds View that specialize in tire sales, that could presumably mean that this service is needed in the city. Summary: The parking requirements are met as 19 parking spaces are required and a submitted site plan shows there is room for 59 spaces. The lot meets the minimum size and square footage requirements. Water runoff from the site will drain to the stormwater pond on the south side of the property. This pond was built to accommodate drainage for both the applicant’s lot and CVS. Staff recommends approval of this conditional use permit. Recommendations: After taking testimony from staff and the property owner, the Commission can take one of the following actions related to the request: 1. Recommend approval of the conditional use permit. Resolution 969-12 is attached if the Commission chooses this action. 2. Recommend denial of the conditional use permit. If the Planning Commission selects this option, Staff would need to be directed to draft a resolution of denial with findings of fact appropriate to support the denial. 3. Table the request. If additional information is needed before a decision can be rendered or if more discussion is needed, the Commission can simply move to table the request until such information has been provided. Because of 60-day requirements, the Commission would need to act upon the request as soon as reasonably possible to avoid an inadvertent approval. Respectfully submitted, Heidi Heller Planning Associate Attachments: 1. Planning Application 2. Zoning Map 3. Aerial Views 4. Comprehensive Plan Existing Land Use Map 5. Resolution 969-12 6. Properties not bearing a designation are zoned R-1, Single Family Residential Zoning Map CVS ABC Liquor /vacant Aerial View Aerial View Comprehensive Plan – Existing Land Use Map 2832 Cty Rd 10 MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 969-12 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW A TIRE AN D AUTO REPAIR STORE AT 2 832 COUNTY ROAD 10; PLANNING CASE NO CU2012-001 WHEREAS, Naoufel Soussi with Tires N’ More, has applied for a conditional use permit to operate a tire and auto repair store at 2832 County Road 10; and, WHEREAS, the subject property is zoned B-3, Highway Business, and is legally described as follows: Lot 1, Block 1, Velmeir CVS Addition, Ramsey County, Minnesota PIN 06-30-23-34-0086 and 06-30-23-34-0089 WHEREAS, the Mounds View Zoning Code conditionally allows minor auto repair minor and tire and battery stores and services in B-3 and higher zoning districts; and, WHEREAS, the Planning Commission has reviewed the following documents regarding this proposal: 1. Site Plan 2. Zoning Map 3. Staff Report NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission makes the following findings of fact related to the conditional use permit request: 1. The proposed tire and auto repair store meets the requirements as outlined in Chapters 1114 and 1125 of the Zoning Code. 2. The request is consistent with the Mounds View Comprehensive Plan in that the tire and auto repair store use is consistent with the Community Commercial land use designations for this area. 3. The proposed and auto repair store would not be out of place given it is located on County Road 10, which is the main commercial corridor in the City. 4. The proposed tire and auto repair store is located on County Road 10, adjacent to several other commercial businesses, and should not depreciate the neighboring properties. 5. The applicant has sufficiently demonstrated that a need exists. Resolution 969-12 Page 2 NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends approval of the conditional use permit for the tire and auto repair store, with conditions as follows: 1. The applicant must install a parking lot with the minimum required number of parking spaces and curbing. The parking lot installation may be done in phases, but must be completed by September 1, 2013. If required, a permit from Rice Creek Watershed District must be approved before the City will issue a permit for the parking lot construction. 2. The applicant must install a privacy fence along the west side of the property to provide screening for the adjacent residentially zoned properties. The fence must be installed by September 1, 2013. 3. 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 a review, in the estimation of the Community Development Director or the City Council. NOW THEREFORE, 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. NOW THEREFORE, 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 15th day of August 2012. _____________________________________ Gary Stevenson, Chair ATTEST: _____________________________________ Jim Ericson, City Administrator (SEAL)