HomeMy WebLinkAboutResolution 10284 - 2026/08/10RESOLUTION 10284
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING THE APPROVAL OF A CONDITIONAL USE
PERMIT FOR A "DRIVE-THRU BUSINESS" AT 2535 MOUNDS VIEW BOULEVARD;
MOUNDS VIEW PLANNING CASE CM2026-0001
WHEREAS, Ventures Mounds View LLC owns the property located at 2535 Mounds View
Boulevard, Parcel ID 073023110080, zoned B-4 Regional Business; and,
WHEREAS, Jake Mueller — KJ Real Estate LLC, on behalf of the property owner, has applied for
a conditional use permit (CUP) for the property; and
WHEREAS, the property is legally described as:
ALL THAT PART OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER (NE %
OF THE NE %) OF SECTION 7, TOWNSHIP 30 NORTH, RANGE 23 WEST, LYING NORTHEASTERLY
OF STATE TRUNK HIGHWAY NO. 10, ACCORDING TO THE UNITED STATES GOVERNMENT
SURVEY THEREOF. RAMSEY COUNTY, MINNESOTA. ABSTRACT PROPERTY; and
WHEREAS, the proposed CUP would be to allow a "drive-thru business" on the property. Said
"drive-thru business" would be a part of a proposed new restaurant. The new restaurant would replace an
existing building addressed as 2535 Mounds View Boulevard that is located at the southern corner of the
property. "Restaurants" are a permitted use in the B-4 zoning district; and
WHEREAS, the Mounds View Planning Commission held a duly noticed public hearing and
reviewed the proposed CUP at their meeting on August 5, 2026. The City Planner's reports dated
7/28/2026 and 8/4/2026 are incorporated by reference; and
NOW, THEREFORE, BE IT RESOLVED, that the Mounds View City Council hereby approves of
CUP to allow for a "drive-thru business" at 2535 Mounds View Boulevard, Parcel ID 073023110080, with
the following conditions and findings of fact:
Condition for Approval
The applicant is allowed to operate a "drive-thru business" on the property in accordance with the
plans submitted to the city and reviewed with this request.
a. Changes to the site (such as increasing the height or footprint of the proposed new 2535
building, changing the layout and configuration of the parking lot, and changing the layout
and configuration of drive-thru lanes drive-thru lanes) shall require amending this
conditional use permit (CUP).
2. Future signage on the site shall adhere to the applicable requirements under the city's zoning
code.
3. The applicant shall acquire all applicable local, County, State, and Federal permits and approvals
for their request.
4. The applicant shall adhere to applicable local, County, State, and Federal requirements for their
request.
5. The applicant shall pay all fees and escrows associated with this request.
Findings of Fact for Approval
1. The 2535 Mounds View Boulevard (Parcel ID 073023110080) is currently owned by Mounds
Ventures Mounds View LLC. The property is commonly referred to as 'Mounds View Square.'
2. The property is zoned B-4 Regional Business.
3. The applicant's proposed CUP would be to allow a "drive-thru business" on the property. Said
"drive-thru business" would be a part of a proposed new restaurant. Said restaurant would
replace an existing building addressed as 2535 Mounds View Boulevard that is located at the
southern corner of the current property. "Restaurants" are a permitted use in the B-4 zoning
district.
4. Based on the city's 2040 Comprehensive Plan, the site is guided as 'General Commercial', which
consists of businesses that are likely dependent on vehicular traffic. The proposed conditional
use permit for a "drive-thru business" keeps the site as a retail commercial use, and is consistent
with the site's designation in the future land use map within the 2040 Comprehensive Plan.
5. This proposed location on the Mounds View Square property has historically been used as a
restaurant space; this would not change if the CUP were approved. A variety of commercial uses
occupy the rest of the property, and are in close proximity to the site. A "drive-thru business" as
proposed by the applicant would be consistent with the development pattern on and surrounding
the site.
6. A "drive-thru business" in this location would not depreciate the surrounding area. This proposed
conditional use would be in conjunction with a restaurant, which is consistent with previous uses
on this portion of the Mounds View Square property. The proposed project will include
improvements to the site, such as new parking, a new trash enclosure, and landscaping
throughout the project site.
7. Neighboring uses consist of institutional and residential to the northeast, commercial and
institutional uses to the southeast, and commercial and multifamily development to the west and
southwest. Continuing to have commercial uses on this site would be consistent with the previous
use of the property and would not negatively impact neighboring properties.
8. The proposed conditional use ("drive-thru business") would be in conjunction with a restaurant.
The Mounds View Square property was the subject of a study in 2023; the study found that there
was demand in the market for retail and restaurant space on the property. In addition,
engagement as part of the study found support for restaurant space and uses in this location.
There is a demonstrated need for the applicant's proposed use.
Adopted this 10th day of August, 2026.
ATTEST
-Al' ) '- /
Nyle ikr u , City Administrator
(SEAL.)