HomeMy WebLinkAbout1120-20 4749 Old Highway 8MOUNDS VIEW PLANNING COMMISSION
RESOLUTION 1120-20
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION APPROVING A VARIANCE TO REDUCE THE FRONT YARD
SETBACK FROM 40 -FEET TO 0 -FEET FOR A PARKING LOT,
LOCATED AT 4749 OLD HIGHWAY 8 (ACE SUPPLY CO.)
(PLANNING CASE VR2020-003)
WHEREAS, the applicant; Tim Hasselbring (ACE Supply Co.), representing property
owner; ASC Properties, LLC, is requesting approval of a Variance to reduce the front yard
setback from 40' to 0' for a parking lot on property located at 4749 Old Highway 8, legally
described as:
PID: 17-30-23-14-0005
Lot 2, Block 1 of Midway Industrial
WHEREAS, the City Code, Section 1104.01, Subd 4(c)(3)(a) requires a minimum 40'
front yard setback for parking areas and loading docks in the I-1 Industrial district; and,
WHEREAS, the property is zoned I-1 Industrial. In 2000, the property received a
Variance to reduce the front yard setback for a nonconforming building, from 40' to 37'
(Resolution 579-99). The existing parking lot has an equal front yard setback; and,
WHEREAS, a Public Hearing notice was published in the Shoreview Press on June 9,
2020, and mailed to property owners within 350' of the subject property; and,
WHEREAS, the Planning Commission conducted a Public Hearing on July 1, 2020; and,
WHEREAS, the Mounds View Planning Commission has reviewed the Staff Report,
submitted plans, and has compared the request to City Code, Section 1125.01, Subd 4 (Criteria
for Granting Variances), and in consideration of public testimony, makes the following Findings
of Fact (italics):
1. The variance is in harmony with the general purposes and intent of this Title.
Finding: The variance is in harmony with the general purposes and intent of this Title.
2. The variance is consistent with the comprehensive plan.
Resolution 1120-20
Page 2 of 4
Finding: The request relates to the following:
Commercial Goals and Policies
Goal 2: Provide safe, convenient, attractive, and accessible commercial development.
Policy j: The City will cooperate with existing and potential commercial developers and
property owners in creating site plans with emphasis on access and egress,
parking areas, landscaping and adherence to an architectural theme.
Trans ortation Goals and Policies
Goal 2: Developments shall provide sufficient off-street parking to meet the normal
demands of all land uses and activities.
3. The applicant proposes to use the property in a reasonable manner not permitted by this Title
or the City Code.
Finding: It is reasonable for the parking lot be near the building's main (east) door. The
parking lot is currently non -conforming, and is deficient by 89 parking stalls. The
proposed additional parking will improve the non -conformity.
4. Unique circumstances apply to the property which do not apply to other properties in the
same zone or vicinity and result from lot size or shape, topography or other circumstances
over which the owner of the property since the enactment of this Title has had no control.
The unique circumstances do not result from the actions of the applicant.
Finding: Unique circumstances include; the building (warehouse) was built in 1970,
without adequate accommodation for passenger vehicle parking within
reasonable proximity of the building's customer entrances (north and east
entrances).
5. The variance does not alter the essential character of the neighborhood.
Finding: The Variance would not significantly alter the character of the neighborhood.
Nine of the 13 (69%) industrial businesses within 1, 000' of the subject property,
on Old Highway 8, have setbacks less than 40' from the ROW.
Address
Business
Parking or
Building Setback
from ROW (aprox)
7'
Setback from
centerline of
street (approx)
69'
2151 Old Highway 8
Bio -Clean
2155 Old Highway 8
Hoffman Weber
Construction
37'
87'
4759 Old Highway 8
Midway Industrial Supply
45'
98'
4759 Old Highway 8
ACE Supply
37' (0' proposed)
94' 57' proposed)
2172 Old Highway 8
E/M Coating Services
40'
104'
2155 Old Highway 8
McKinley/Hill Corporation
35'
80'
2123 Old Highway 8
Windows for America
54'
100'
Resolution 1120-20
Page 3 of 4
2100 Old Highway 8
(vacant)
6'
80'
2087 Old Highway 8
(vacant)
15'
92'
2053 Old Highway 8
Superior Flooring
16'
94'
2052 Old Highway 8
Hank's Specialties
20'
90'
2033 Old Highway 8
(vacant)
35'
112'
2023 Old Highway 8
Cheetah Precision
Manufacturing
40'
115'
6. The variance requested is the minimum variance which would alleviate the practical
difficulties. Economic conditions alone do not constitute practical difficulties.
Finding: Practical difficulties include the desire to separate passenger vehicle parking
from loading docks, and the inability to do so, but for moving the passenger
vehicle parking lot to the east front yard, or ceasing to use the three dock doors
nearest the northeast building entrance.
7. The Board of Adjustment and Appeals may impose such conditions upon the premises
benefited by a variance as may be necessary to comply with the standards established by this
Title or to reduce or minimize the effect of such variance upon other properties in the
neighborhood and to better carry out the intent of the variance. The condition must be
directly related to and must bear a rough proportionality to the impact created by the
variance.
NOW, THEREFORE, BE IT RESOLVED, the Mounds View Planning and Zoning
Commission acting as the Board of Adjustment, based upon the above Findings, the Staff
Report, and in consideration of public testimony, Approves the Variance to reduce the front yard
parking lot setback from 40' to 0', with the following conditions:
1. The applicant shall obtain a Zoning Permit for the parking lot expansion and begin work
within one year of approval of this Variance, or the Variance shall become void,
consistent with City Code, Section 1125.02, Subd 5 (Lapse of Variance or Appeal).
2. If the project adds 10,000 sq ft or more of impervious surface area, or disturbs that
amount of soils, then the applicant shall obtain a permit from Rice Creek Watershed
District (Rule C). The applicant shall implement erosion controls during construction
(Rule D).
3. Within one year (i.e. by July 1, 2021), the applicant shall install landscaping consisting of
a continuous row of shrubs and a continuous row of perennials along the east parking lot.
The shrubs/perennials shall be pollinator friendly, and varieties reviewed/approved by the
City Arborist for site suitability. Prior to issuance of the Zoning Permit for the parking
lot, the applicant shall submit a landscape escrow of 150% of the cost of plants and labor,
to be held by the City for one year after installation and inspection of survivability.
Because the landscaping will be located within the right-of-way, Ramsey County may
remove landscaping at any time, without compensation.
Resolution 1120-20
Page 4 of 4
4. The applicant shall stripe the entire parking lot(s) within one year, including providing
for ADA parking.
Adopted this 1" day of July, 2020
Gary S`teve25sVn, Ch'fiir
Attest:
Jon'SKald, Community Deve opment Director
(Seal)