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. . . Thrifty Auto Rental Resolution 5349 July 26, 1999 Page 3 (1) Relationship to Municipal Comprehensive Plan. (2) The geographical area involved. (3) Whether such use will tend to or actually depreciate the area in which it is proposed. (4) The character of the surrounding area. (5) The demonstrated need for such use. While a commercial use has been present at this location for the last 30 years, this proposed use or any commercial use would he inconsistent with the comprehensive plan as currently drafted. It is staff's position that the comprehensive plan should be amended 10 reflect this type of use, the change to occur as parI (?f the current comp plan update process. The area surrounding the parcel is dominated hy residential uses, There are commercial uses and higher density residential uses across Higlnt/ay 10. While the property is the on(v commercial use in the immediate area, its location at the intersection of Spring Lake Road and Highway 10 makes it undesirable for a residential use. Addressing the issue of neighborhood depreciation, it is much more desirable to have a succes~fully operating business at this location than to have an ahandoned, run-down property. Asfor the needfor such a use, there are currently no businesses in the City that provide a car rental service, WHEREAS, the Mounds View City Council makes the following findings relative to the criteria stated in Section 1125.01 Subd, 3.b, of the Mounds View Municipal Code: (1) The use will not create an excessive burden on existing parks, schools, streets and other public facilitics and utilities which sen'c or are proposcd to sen!c thc area The use 'will be a service-oriented husiness, rather than residential development, and therefore is not expected to create a hurden on parks or schools. lhe proposed use will utilize the existing huilding and is not expected to increase the demands on public facilities and utilities. (2) The use will be sufficiently compatible or scparated by distance or screening from adjacent residentially zoned or us cd land so that existing homes will not be depreciated in value and therc will be no detcrrence to developmcnt of vacant land. (3) The structure and sitc shall havc an appearance that will not havc an adverse cffect upon adjaccnt rcsidcntial propcrtics. The use is currently screenedfrom abutting residential properties by virtue of a wood priw((yfence. 171e residential properties across the street are sufficiently separated by the width of the ,,'pring Lake Road right of way and the re,~pective setbacks qf the husiness and houses. (4) The use, in thc opinion of the City Council, is reasonably related to thc ovcrall needs of the City and to the existing land usc, The applicant will be replacing a closed and untended business site with a new husiness and site improvements. There are currently no other similar uses in the City.