Planning Commission Packet - December 16, 2025

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the community, similar tire service stations have been constructed in existing commercial developments in Rogers and Maple Grove, and do not appear to conflict with the existing commercial uses. The full definition of the proposed use is: Motor vehicle specialty service station means a place where gasoline or other automobile engine fuel sales are prohibited. Lubricants for the operation of motor vehicles may be sold directly to the public. Specialty stations are intended for the sale of minor accessories and minor repairs for automobiles and small trucks. It is intended that specialty stations shall specialize in one or two allowed uses and not generalize in all allowed uses. Minor repair shall include tire servicing and repairs, replacement of mufflers, greasing and lubrication, minor motor adjustments, transmission services, brake repairs, and auto glass replacement. Minor repairs shall not include mechanical and body work, painting, welding, storage of inoperable vehicles, outside storage of overhauling engines. Uses of this class do carry some concern for potentially negative impacts on surrounding uses. However, these impacts can generally be addressed with conditions of approval, and the use is most appropriate as a conditional use — requiring City Council approval of a Conditional Use Permit. Site and Development Plans The subject site is located between a frontage road (Holt Street) along Highway 169 and an internal drive servicing the Elk Ridge Center commercial district. There is no direct access to Holt Street, which is consistent with other uses in the PUD, and all access will come from the internal drive. The building is situated in the center of the parcel and surrounded by parking areas. These will service both the customers and employees. The southern property line is shared with a daycare operation and the parking crosses the lot line. This is consistent with the PUD as parking and circulation is generally shared between uses and not isolated to each individual use. The trash enclosure is located as far away from nearby uses as is feasible and screened from view along the public street with walls and landscaping. The additional landscaping proposed with the project meets ordinance standards and retains some of the existing trees along Holt Street and the stormwater basin. Stormwater is captured on site and directed to a larger pond south of the daycare operation. The pervious areas are not directing runoff to the adjacent stormwater basin. Engineering staff continue their review of the stormwater plans and documents. Staff are reviewing the architectural plans for compliance with the PUD standards. The PUD maintains a high bar for building appearance, with the expectation of a "north woods" appearance. The initial review did not identify any concerns, but staff will continue to review the plans and coordinate required updates with the applicant. Deviations from the PUD standards are not proposed, and the building must meet all design standards. Applicable Regulation Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. The proposed use will not detrimentally impact adjacent existing businesses and is compatible with the commercial nature of the area. The use will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. Page 8 of 57