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Resolution 8768 <br /> Page 3 <br /> 2. The geographical area involved. <br /> Findings: The proposed use will be located on the property at 4821 Mustang <br /> Cir., and within an industrial area. Adjacent land uses include: <br /> Direction Address Occupant Use Zone Comp Plan <br /> N 4825 Mustang Cir St Cloud Industrial Products warehouse/office I-1 Industrial Light Ind. <br /> NE 4860 Mustang Cir Del-Com office/utilities I-1 Industrial Light Ind. <br /> E 4860 Mustang Cir Del-Com vacant I-1 Industrial Light Ind. <br /> SE 4800 Mustang Cir J&W Instruments manufacturing I-1 Industrial Heavy Ind. <br /> S (unaddressed) Fed Tech parking lot I-1 Industrial Light Ind. <br /> SW (unaddressed) Ramsey County regional park R-1A SF Res. Open Space <br /> W (unaddressed) Ramsey County regional park R-1A SF Res. Open Space <br /> NW (unaddressed) Ramsey County regional park R-1A SF Res. Open Space <br /> 3. Whether such use will tend to or actually depreciate the area in which it is <br /> proposed. <br /> Findings: Any appreciation or depreciation of property values is speculative. <br /> The proposed use is expected to have no effect on property values. <br /> 4. The character of the surrounding area. <br /> Findings: The property is zoned I-1 Industrial, as is the adjacent properties <br /> to the north, east, and south. These adjacent properties are <br /> industrial in use. <br /> The adjacent property to the west is located within the City of New <br /> Brighton, and zoned R-1 Single Family Residential. This property <br /> is within the Rice Creek Regional Park, operated by Ramsey <br /> County Parks and Recreation. <br /> 5. The demonstrated need for such use. <br /> Findings: The property is owned by St. Cloud Industrial Products, Inc., and <br /> will be operated by its subsidiary, North Central Bus and <br /> Equipment Sales, Inc. The property will be used for the <br /> maintenance, repair, and outside storage of buses and commercial <br /> vehicles. <br /> A Conditional Use Permit(CUP) was approved in 1981 for a <br /> Motor Freight Terminal (Res. 1324)for this property and the <br /> adjacent properties at 4825 Mustang Cir. A CUP was approved in <br /> 2011 for Open or Outdoor Storage as an Accessory Use (Res. <br /> 7857)for the same properties. <br /> WHEREAS, the City of Mounds View Municipal Code, Section 1125.01, Subd 3(b) <br /> states that in granting a conditional use permit, the City Council shall consider the advice and <br /> recommendation of the Planning and Zoning Commission and the effect of the proposed use on <br />