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Mires N' More CUP Report <br />August 15, 2012 <br />Page 3 <br />Discussion: <br />Naoufel Soussi has purchased the building at 2832 County Road 10 (commonly known as "the <br />PAK building") and plans to open a retail tire store that also offers light automotive repairs. Mr. <br />Soussi's family has owned tire stores since 1998, and the Mounds View store will be their fourth <br />location in the metro area. The building was built in 1965 and has been vacant for over eight <br />years. It was most recently used for a welding and cutting business (The PAK Company) and <br />sales and leasing for a commercial laundry distributor. <br />2832 County Road 10 is a concrete block, one-story building with a sales/office area in the front <br />and an open workshop area in the rear with two garage doors on the back wall. The applicant <br />plans to open a store named "Tires N' More" that primarily sells tires, but may also offer some auto <br />repair services. <br />CUP will remain in effect indefinitely so long as there are no changes to the operation and there <br />have been no problems or reasons, which would warrant the City Council to re-examine the CUP. <br />CUP Considerations: <br />Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any <br />potential adverse effects which include, but are not limited to, relationship with the Comprehensive <br />Plan, geographical area involved, potential depreciation, the character of the surrounding area and <br />the demonstrated need for such a use. Each potential adverse effect is addressed below. <br />Relationship with the Comprehensive Plan. The Comprehensive Plan encourages existing <br />businesses to remain in the city along with the introduction of new businesses within Mounds View <br />when compatible with surrounding uses. 2832 County Road 10 is zoned B-3, Highway Business, <br />and is surrounded by commercial and residential zoning designations and land uses. If the <br />requested conditional use permit were approved, this CUP would be in line with the Comp Plan <br />"Community Commercial" land use designation for this site. The Future Land Use Map planned <br />for the potential redevelopment of this site, along with some of the adjacent properties to the west, <br />and as such, designates this property as a general Mixed Use -PUD. <br />The Location and Character of the Surrounding Area. The property is located on County Road 10, <br />mid -block between Groveland Road and Silver Lake Road. CVS Pharmacy is on the south side and <br />on the north side there is a small commercial building that leases space to a liquor store and the <br />other half is vacant. Steve's Appliance store and a few residential homes are across County Road <br />10. There are residential properties abutting this property along the west side. All of the traffic for <br />this business will be using County Road 10 for access. This property has been a commercial or <br />light industrial use since it was built in 1965. Since the business is on County Road 10, and both <br />neighboring properties are also a commercial use, the proposed tire store and auto repair business <br />should not be out of place in this location. <br />Depreciation. The building has been vacant and unmaintained for several years. The applicant has <br />repainted the building and will be doing more improvements to the property, including adding new <br />screening along the west side of the building where the residential homes are. The new retail tire <br />store should result in little, if any, adverse effect upon the surrounding area. <br />