Planning commission backs rezoning for larger auto-parts store at 804 Kosakton Avenue

The Mount Vernon Municipal Planning Commission voted unanimously April 9 to recommend that city council rezone two parcels at 804 Kosakton Avenue from R1 (single-family residential) to GB (general business) to allow construction of a new auto-parts retail store.

Paul Engel, the applicant's representative, told the commission the proposal would replace an older, run-down store with a 7,400-square-foot retail building, improve vehicular access and add landscaping buffers to reduce impacts on neighboring houses. "We are proposing to reszone the two lots to the west of our current store and build a new store," Engel said, adding the building would sit about 30 feet off the property line and include shrubs and trees to serve as screening.

Engel said the store would not include service bays and would operate roughly from 7 a.m. to 9 p.m. "It's a very quiet business," he said. He also told commissioners the project is intended to clean up the site, improve safety with two access points and provide a refreshed facade for the community. The applicant estimated the new store would follow the chain's typical staffing model of about five to eight full-time employees and additional part-time help; Engel said that number could rise depending on demand.

Commissioners asked about buffering, lighting and parking. Engel said there would be no windows or new lighting pointing toward the adjacent residential properties on the west side and that delivery and trash areas would be positioned away from homes. The county auditor's property listing was referenced during discussion; staff noted the current store was listed at 6,000 square feet. Engel and the commissioners treated the new building size as roughly 7,400 square feet in the submitted site materials.

City engineering and legal staff present raised no objections to the rezoning recommendation; engineering noted that detailed access, utilities and stormwater issues will be reviewed during the site-plan process. After discussion, a motion to recommend approval to city council passed by a roll-call vote, with Todd Hawkins, Anna Ellsworth, Gregory Ashnik, Matthew Star and Tanner Solers all voting yes.

The commission's recommendation will be forwarded to city council for final action; staff said it will be scheduled for the next feasible council agenda.