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CCP 02-26-2001
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CCP 02-26-2001
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<br />. <br /> <br />. <br /> <br />. <br /> <br />Lot Split <br />The applicant requests a lot split from the property located at 1201 County Road E, creating two <br />parcels from one (see existing Site, Exhibit A 2/12). The Holiday Inn remains on one parcel, <br />splitting off a second parcel, 78,515 square feet in size, for a proposed Walgreens (see proposed <br />subdivision, Exhibit A 7/12). The remaining Holiday Inn parcel, as proposed, is sufficient for its <br />parking and operating requirements (Exhibit B). The lot split application meets all of the <br />requirements of Section 22-12 (e) of the City Code, division of platted lots of record. <br /> <br />Variance <br />The applicant requests a variance from Section 6 (D) #1 (b) of the Zoning Ordinance, proximity <br />to drive-in businesses, 200 feet (from parcel to parcel) where 1320 feet is required. This Section <br />of the Ordinance states that a drive-in business can not be located within 1320 feet of another <br />drive-in business. The City Attorney has advised staff that this business does meet the definition <br />of a "drive-in business" (Section 2, #42) since it offers a service without entering a building and <br />there is a separate definition identifying "restaurant, fast food" (Section 2, #126). Therefore, a <br />variance application for distance from another drive-in business is required. <br /> <br />The following findings of fact can be made: <br />. The drive-in is required for the operation ofthe business and the property can not be put to a <br />reasonable, approved use within the District without it; <br />. The granting of the variance will not alter the essential character of the District; <br />. The application meets the spirit and intent of the Zoning Ordinance; and <br />. The Special Use Permit application, as required for drive-in businesses, gives the City the <br />opportunity to review and address any future potential problems on the property on an <br />ongoing basis. <br /> <br />Special Use Permit/Site Plan Review <br /> <br />The applicant requests a special use permit (SUP) for a drive-in business (as required by Zoning <br />Ordinance Section 6 (D)) and a site plan review for a Walgreens. The application meets all of the <br />minimum dimensional requirements (lot area, size, setbacks), lot coverage, floor area ratio, <br />landscape lot area, building height, parking requirements and aesthetics. The grading and utilities <br />plan was reviewed by the City Engineer and comments have been incorporated into the <br />conditions of approval. <br /> <br />The Ordinance requires that drive-in businesses have two accesses to public streets (Section 6 <br />(D)#2 (h)), which it does, plus a third requiring a permanent access easement through the <br />Holiday Inn parcel. Ramsey County has confirmed their preference for the access through the <br />Holiday Inn parcel for better access to and from County Road E. A portion of the permanent <br />access agreement with the Holiday Inn is provided in Exhibit C. <br /> <br />The majority ofthe discussion ofthis application at the Plarming Commission focussed around <br />the impact of this business on traffic (see letters of opposition, Exhibit D) and the designation of <br />this parcel as a "Community Gateway" as it relates to signage requirements. Commissioner Sand <br /> <br />2 <br />
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