Memorandum

To approve the Final Plat, Final PUD applications submitted by Christian Brothers Automotive, for the property at 1090 Gramsie Road, subject to the following conditions: 

Final Plat

1. The applicant is required to enter into a Subdivision Agreement and submit the required financial sureties and fees. Said agreements shall be executed and the financial sureties and fees paid prior to the release of the Final Plat. The agreement shall address:
   1. Construction management and nuisances that may occur during the construction process, including on-site parking for contractors.
   2. Landscape installation and maintenance.
   3. Tree removal and replacement
   4. Maintenance of stormwater management facilities.
2. The Declaration of Easements, Restrictions, Covenants and Conditions shall be amended to reflect the changes in land use, parking and impervious surface coverage for the Plat. This Declaration shall be submitted to the City Attorney for review and approval prior to
   the release of the Final Plat. Executed and recorded copies of the Declaration shall be submitted to the City.
3. Drainage and Utility Easements shall be dedicated over stormwater facilities, as required by the City Engineer.

Planned Unit Development – Final Stage

1. This approval permits the redevelopment of this site with Automotive Service Facility within the Reiling Planned Unit Development. The site shall be redeveloped in accordance with the plans submitted.
2. The Automotive Service and Repair Facility shall maintain compliance with the noise standards specified in Article III of the Municipal code at all times. All storage of vehicles, materials, supplies, shall be stored wholly within the proposed Automotive Service and Repair Facility building. Long term outdoor parking or storage of customer vehicles for a period of time greater than 48 hours is prohibited.
3. Approval of the final grading, drainage, utility, and erosion control plans by the Engineer is required prior to submittal and issuance of a building permit. Final plans shall identify site construction limits and the treatment of work (i.e. driveways, parking areas, grading, etc.) at the periphery of these construction limits. The applicant shall submit an estimate for the cost of site grading for consideration of the required grading certificate and erosion control escrow agreement.
4. A Tree Removal and Replacement identifying the size and species of trees to be removed is required prior to release of a building permit for the submitted project. For any trees that cannot be accommodated on the development site, a financial contribution to the City's Forestry fund is required. 
5. The applicant shall include in their construction a pedestrian connection from their building to the future public walk planned along the south side of Gramsie Road. 
6. The development shall secure any and all permits regarding stormwater, grading, and erosion control plans from the Rice Creek Watershed District prior to commencing any grading work on this site.
7. The development shall secure any and all permits required by Ramsey County and MnDOT prior to commencing construction work on this site.
8. A cross-access and maintenance agreement is required for Lot 1 and Lot 2, Block 1 to have a shared access. The agreement shall be subject to City Attorney review, and must be executed and recorded against the properties prior to the release of any permits for the project. 
9. A shared parking agreement is required for Lot 1 and Lot 2, Block 1 to address shared parking. The agreement shall be subject to City Attorney review, and must be executed and recorded against the properties prior to the release of any permits for the project. 
10. The applicant is required to enter into an PUD Amendment Agreement related to the subdivision and development of the site as proposed. The PUD Amendment Agreement  shall be executed prior to release of the final plat for recording and the release of any permits for the project.

Christian Brothers Automotive have submitted Final Plat, and Final PUD applications for the proposed infill development of a Christian Brothers auto repair services facility at the property located at 1090 Gramsie Road. The development applications seek to plat a .97 acre portion of the existing property to facilitate the development of a 6,557 sf, 10 bay auto repair facility. The underlying property which currently contains a Red Robin Restaurant is located within a Planned Unit Development (PUD). Proposed development and subdivision of a PUD necessitates approval of a PUD Amendment to allow for the proposed use, and create the proposed property parcel. The redevelopment was reviewed and Comprehensive Plan Amendment, Preliminary Plat, and Development Stage PUD applications approved by City Council on April 6, 2026. 

In order to proceed with the proposed development plans, the applicant has submitted the following applications for consideration:

1. Final Stage - PUD Application: To allow for the proposed Auto Service and Repair land use within the underlying Planned Unit Development District.
2. Final Plat: To subdivide a .97 acre portion of the the existing 2.28 acre site to serve the proposed development.

Background & Site Description 

The subject property is 2.28 acres in size, containing frontage along Lexington Ave N to the west, Gramsie Road to the north, and I-694 to the south. The site is zoned within a Planned Unit Development (PUD) and immediately abutted by PUD properties to the north and east, which include the 4000 Office Building, Loden SV apartment building, and Hilton Garden Inn hotel. The property currently contains the Red Robin restaurant and associated parking facilities on the western portion of the property. Access to the site is served from a single curb cut on Gramsie Road.

The Red Robin site was initially approved by way of a PUD zoning approval "The Reiling PUD", from the UND district in 2004. At that time, subsequent future subdivision of the eastern portion of the site was anticipated. Permitted and prohibited land uses allowed through the were outlined within the Reiling PUD approval in 2004. The associated PUD Agreement specified that automotive sales accessories and parts are prohibited. A PUD amendment is necessary in order to develop the remaining undeveloped portion of the site as proposed. 

Final Stage- Planned Unit Development

The Planned Unit Development process is used to encourage or provide flexibility, creativity, and innovation in the planning and design to achieve a variety of objectives related to the Development Code and the city's land use goals. The Final Stage of the PUD is reviewed only by the city council and provides the city with the opportunity to review the plans for consistency with the Development Stage approval. Development Agreements are also drafted and approved during the Final Stage.

Based on the plans submitted, deviation from the City’s previously approved PUD for the site would be needed to address and permit the proposed auto repair and service facility land use. An automobile service facility was not identified as a permitted land use within the approved Reiling PUD, and generally prohibited for future development under the automobile sales, accessories and parts land use contemplated with the 2004 PUD approval. In addition, the application proposed deviation to the city's minimum parking requirement for an automobile service station. The Final Stage application seeks to recognize the proposed use and development plans through a PUD amendment agreement.

Comprehensive Plan Amendment

The city council previously considered a comprehensive plan amendment request for the future land use designation of the site. The amendment request proposed amendment from the Office future land use designation to a Commercial designation for the proposed development. The approved comprehensive plan amendment was submitted to the Metropolitan Council for review, and ultimately approved on July 28, 2026 which allows the city to place the approved amendment into effect.

Development Analysis

The project has been reviewed in accordance with the intent of C-2 General Commercial zoning district standards which most closely reflect the proposed commercial land use, and is the zoning district in which Automobile repair stations are permitted.

Subdivision & Lot Orientation

The application proposes to subdivide a .97 acre portion of the existing 2.28 acre site to serve the automobile service facility. Although the proposal contemplates the creation of less than three properties, consideration of Preliminary and Final Plat applications is required, as specified by Sec. 105-36. - Minor subdivision exemptions and exceptions.  

The final plat proposes a lot which contains 140 feet of frontage along Gramsie Road (north), and 184 feet of frontage adjacent I-694 (south). The proposed lot is compliant with the dimensional standards set forth within Sec 107-60, as it applies to the C2 district.

Building Setbacks

The proposal appears generally to meet or exceed of typical commercial zoning standards. The following table compares the proposed building setbacks with the Development Code Requirements for the C2 District:

Parking & Access

Access to the site is proposed as a consolidated shared access at the location of the existing Red Robin curb cut. Shared access with zero setbacks may be permitted, with the submittal of a shared access agreement between the affected parties. Draft agreements between the properties have been submitted to address this item.

Development code Sec 109-93(2)(i) specifies minimum parking requirements for auto service station facilities. Auto service stations require one parking space per employee plus five per service stall. Ten service bays are proposed within the facility, a requirement of 50 parking spaces. The applicant has indicated that the facility will employ 8-11 individuals. The Development Code requires 61 parking spaces to achieve parking code compliance. The plan proposes a total of 41 parking spaces on the site, with parking utilization of the 10 proposed service bays to serve as parking on the site. 

The city may provide deviation to base parking standards through the PUD amendment process. The applicant has provided an analysis of shared parking capacity among the Red Robin and Christian Brothers site that demonstrates parking availability, as required by the Development Stage PUD conditions of approval.

Grading, Drainage and Stormwater Management
The developer has applied for a MNDOT drainage permit and Rice Creek Watershed District to allow the runoff to stormwater management as proposed. Satisfaction of MnDOT, Rice Creek Watershed District, and review of final stormwater and 

Due to the nature of the proposed automotive land use, and the sites proximity to the I-694 corridor, the development plans incorporate the installation of conduit to accommodate two future Level 2 EV Charging Spaces. The incorporation of future EV charging spaces on the site provides an element of a higher standard of site design, as outlined within the PUD District standards noted in Sec 107-73, and is consistent with the Development Stage PUD conditions of approval.

Landscaping

The landscaping plan shows the planting of 9 overstory trees, 3 coniferous trees and three ornamental trees, dozens of shrubs as well as several areas of ornamental grasses. The proposed landscaping plan meets and exceeds city landscaping standards. The proposed landscaping is a component of sustainable and high quality site design, above and beyond typical development code requirements, which addresses PUD amendment approval criteria.

The submitted plans are consistent with the previous City approvals. Staff is recommending that the city council approve the Final Plat, Final PUD applications submitted by Christian Brothers Automotive, to subdivide the existing parcel site into two individual property parcels for the proposed Automotive Repair and Service Facility. These recommended approvals are subject to the following conditions:

Final Plat

1. The applicant is required to enter into a Subdivision Agreement and submit the required financial sureties and fees. Said agreements shall be executed and the financial sureties and fees paid prior to the release of the Final Plat. The agreement shall address:
   1. Construction management and nuisances that may occur during the construction process, including on-site parking for contractors.
   2. Landscape installation and maintenance.
   3. Tree removal and replacement
   4. Maintenance of stormwater management facilities.
2. The Declaration of Easements, Restrictions, Covenants and Conditions shall be amended to reflect the changes in land use, parking and impervious surface coverage for the Plat. This Declaration shall be submitted to the City Attorney for review and approval prior to
   the release of the Final Plat. Executed and recorded copies of the Declaration shall be submitted to the City.
3. Drainage and Utility Easements shall be dedicated over stormwater facilities, as required by the City Engineer.

Planned Unit Development – Final Stage

1. This approval permits the redevelopment of this site with Automotive Service Facility within the Reiling Planned Unit Development. The site shall be redeveloped in accordance with the plans submitted.
2. The Automotive Service and Repair Facility shall maintain compliance with the noise standards specified in Article III of the Municipal code at all times. All storage of vehicles, materials, supplies, shall be stored wholly within the proposed Automotive Service and Repair Facility building. Long term outdoor parking or storage of customer vehicles for a period of time greater than 48 hours is prohibited.
3. Approval of the final grading, drainage, utility, and erosion control plans by the City Engineer is required prior to submittal and issuance of a building permit. Final plans shall identify site construction limits and the treatment of work (i.e. driveways, parking areas, grading, etc.) at the periphery of these construction limits. The applicant shall submit an estimate for the cost of site grading for consideration of the required grading certificate and erosion control escrow agreement.
4. A Tree Removal and Replacement identifying the size and species of trees to be removed is required prior to release of a building permit for the submitted project. For any trees that cannot be accommodated on the development site, a financial contribution to the City's Forestry fund is required. 
5. The applicant shall include in their construction a pedestrian connection from their building to the future public walk planned along the south side of Gramsie Road. 
6. The development shall secure any and all permits regarding stormwater, grading, and erosion control plans from the Rice Creek Watershed District prior to commencing any grading work on this site.
7. The development shall secure any and all permits required by Ramsey County and MnDOT prior to commencing construction work on this site.
8. A cross-access and maintenance agreement is required for Lot 1 and Lot 2, Block 1 to have a shared access. The agreement shall be subject to the City Attorneys review, and must be executed and recorded against the properties prior to the release of any permits for the project. 
9. A shared parking agreement is required for Lot 1 and Lot 2, Block 1 to address shared parking. The agreement shall be subject to the City Attorneys review, and must be executed and recorded against the properties prior to the release of any permits for the project. 
10.  The applicant is required to enter into an  PUD Amendment Agreement related to the subdivision and development of the site as proposed. The  PUD Amendment Agreement shall be executed prior to release of the final plat for recording and the release of any permits for the project.