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Home My WebLink About1073-17 RESOLUTION 1073-17 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR ST. CLOUD INDUSTIRAL PRODUCTS, INC., FOR AUTOMOBILE ASSEMBLY AND/OR MAJOR REPAIR FOR PROPERTY LOCATED AT 4821 MUSTANG CIRCLE (PLANNING CASE MU2017-002) WHEREAS, the City of Mounds View Municipal Code, Section 1116.04, Subd 7 allows for Automobile Assembly and/or Major Repair, upon approval of a Conditional Use Permit (CUP); and, WHEREAS, St. Cloud Industrial Products, Inc., owner of North Central Bus and Equipment, Inc., has requested approval of a Conditional Use Permit for Automobile Assembly and/or Major Repair, for property located at 4821 Mustang Cir. This property is legally described as: PID: 17-30-23-13-0008 Lot 6, Block 1, Mounds View Industrial Park No. 3 WHEREAS, the City of Mounds View Municipal Code, Section 1125.01, Subd. 1(e), states that the Planning and Zoning Commission shall consider possible adverse effects of the proposed conditional use. Its judgement shall be based upon (but not limited to) the following factors (Findings in italics): 1. Relationship to [the] Municipal Comprehensive Plan. Findings: Automobile Assembly and/or Major Repair is not specifically addressed within the Comprehensive Plan. The requested use is consistent with applicable areas of the Comprehensive Plan, including the following: Resolution 1073-17 June 21, 2017 Page 2 The Comprehensive Plan guides this property for Light Industrial. LI: Light Industrial (p. 3-21). Land used primarily in the manufacture, processing, fabrication, assembly, packaging, incidental storage, sales, and distribution of predominantly previously prepared materials, finished products or parts. Light industrial uses would typically have all processing within buildings, require limited exterior storage, generate limited amounts of truck traffic, and be free of hazardous or objectionable elements such as noise, odor, dust, smoke, glare or other pollutants. Examples include greenhouses, food and drink processing plants and storage, light manufacturing and assembly, small machine and tool and die shops, flex industrial centers, miniwarehouses, and research and development facilities. Findings: The proposed use (major auto repair) is consistent with the property’s Light Industrial designation. General Land Use (p. 3-3) Goal 1: Maintain a cohesive land use pattern that ensures compatibility and functional relationships between activities and uses. Findings: The proposed use (major auto repair) will be screened from adjacent residential areas by existing trees and by additional screening along the north property line of 4825 Mustang Cir., approved as part of the Development Review, June 12, 2017 (Res. 8765). The requested use is compatible with adjacent uses. Industrial (p. 3-11) Goal 1: Consider new industrial development in order to provide a broad tax base and an expanded employment base in the city. Goal 2: The City will ensure that industrial development is compatible with adjacent land uses and that any such projects preserve desirable environmental features and natural amenities. Resolution 1073-17 June 21, 2017 Page 3 Findings: The proposed use (major auto repair) will be served by existing storm water and surface water drainage infrastructure, and will have no negative impact to public infrastructure. 2. The geographical area involved. Findings: The proposed use will be located on the property at 4821 Mustang Cir., and within an industrial area. Adjacent land uses include: Direction Address Occupant Use Zone Comp Plan N 4825 Mustang Cir St Cloud Industrial Products warehouse/office I-1 Industrial Light Ind. NE 4860 Mustang Cir Del-Com office/utilities I-1 Industrial Light Ind. E 4860 Mustang Cir Del-Com vacant I-1 Industrial Light Ind. SE 4800 Mustang Cir J & W Instruments manufacturing I-1 Industrial Heavy Ind. S (unaddressed) Fed Tech parking lot I-1 Industrial Light Ind. SW (unaddressed) Ramsey County regional park R-1A SF Res. Open Space W (unaddressed) Ramsey County regional park R-1A SF Res. Open Space NW (unaddressed) Ramsey County regional park R-1A SF Res. Open Space 3. Whether such use will tend to or actually depreciate the area in which it is proposed. Findings: Any appreciation or depreciation of property values is speculative. The proposed use is expected to have no effect on property values. 4. The character of the surrounding area. Findings: The property is zoned I-1 Industrial, as is the adjacent properties to the north, east, and south. These adjacent properties are industrial in use. The adjacent property to the west is located within the City of New Brighton, and zoned R-1 Single Family Residential. This property is within the Rice Creek Regional Park, operated by Ramsey County Parks and Recreation. 5. The demonstrated need for such use. Findings: The property is owned by St. Cloud Industrial Products, Inc., and will be operated by its subsidiary, North Central Bus and Equipment Sales, Inc. The property will be used for the maintenance, repair, and outside storage of buses and commercial vehicles. Resolution 1073-17 June 21, 2017 Page 4 A Conditional Use Permit (CUP) was approved in 1981 for a Motor Freight Terminal (Res. 1324) for this property and the adjacent properties at 4825 Mustang Cir. A CUP was approved in 2011 for Open or Outdoor Storage as an Accessory Use (Res. 7857) for the same properties. WHEREAS, the City of Mounds View Municipal Code, Section 1125.01, Subd 3(b) states that in granting a conditional use permit, the City Council shall consider the advice and recommendation of the Planning and Zoning Commission and the effect of the proposed use on the Comprehensive Plan and upon the health, safety and general welfare of occupants of surrounding lands. Among other things, the City Council shall make the following findings where applicable (Findings in italics): 1. The use will not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. Findings: The proposed use (major auto repair) will have no burden onto parks, schools, streets and public facilities. 2. The use will be sufficiently compatible or separated by distance or screening 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 vacant land. Findings: The proposed use (major auto repair) will be located in an industrial area, and screened from residential uses to the north (Towns Edge Mobile Home Park) and west (Rice Creek Regional Park) as approved through the Development Review process (Res. 8765). 3. The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. Findings: The appearance of the use will not have an adverse effect upon adjacent residential properties. 4. The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. Findings: The proposed use (major auto repair) is consistent with previous use on this site (truck maintenance). Resolution 1073-17 June 21, 2017 Page 5 5. The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. Findings: The proposed use (major auto repair) is consistent with the Zoning Code, and the I-1 Industrial district. 6. The use is not in conflict with the Comprehensive Plan of the City. Findings: The proposed use (major auto repair) is consistent with the Comprehensive Plan. 7. The use will not cause traffic hazards or congestion. Findings: The proposed use (major auto repair) will have no effect on traffic or congestion. 8. Adequate utilities, access roads, drainage and necessary facilities have been or will be provided. Findings: There are adequate existing utilities, access roads, and drainage. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission recommends approval of this Conditional Use Permit request by St. Cloud Industrial Products, Inc., subject to the following conditions: 1. Use and development of the property for major auto repair shall be consistent with the approved Development Review (Resolution 8765), and compliant with applicable building and fire codes. NOW, THEREFORE, 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 21St day of June, 2017 ATTEST: SEAL) Gary Stevens n, Chair A24A - James Ericson, City Administrator