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Thrifty Auto Rental Resolution 586-99 July 21, 1999 Page 3 This proposed use or any commercial use would be inconsistent with the comprehensive plan as currently drafted. A commercial use has been present at this location for the last 30 years and it is staff's position that the comprehensive plan should be amended to reflect this type of use. This comp plan change could occur as part of the current comp plan update process or could be done in conjunction with the applicant's request. The area surrounding the parcel is dominated by residential uses. There are commercial uses and higher density residential uses across Highway 10.' While the property is the only 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 successfully operating business at this location than to have an abandoned, run-down property. As for the need for such a use, there are currently no businesses in the City that provide a car rental service. WHEREAS, the Mounds View. Planning Commission 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 facilities and utilities which serve or are proposed to serve the area. The use will be a service-oriented business, rather than residential development, and therefore is not expected to create a burden on parks or schools. The proposed use will utilize the existing building and is not expected to increase the demands on public facilities and utilities. (2) The use will be sufficiently compatible or separated by distance or screening from adjacent residentially zoned or used land so that existing homes will not be depreciated in value and there will be no deterrence to development of vacant land. (3) The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. The use is currently screened from abutting residential properties by virtue of a wood privacy fence. The residential properties across the street are sufficiently separated by the width of the Spring Lake Road right of way and the respective setbacks of the business and houses. (4) The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. The applicant will be replacing a closed and untended business site with a new business and site improvements. There are currently no other similar uses in the City.