07-26-1999 CC - Laserfiche WebLink

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Holiday Produce Cup Planning Case 564-99 July 26, 1999 Page 3 (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. It is not expected that this use will have any impact on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. (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. The produce stand would be screened from the neighboring yet -to -be completed Realife Cooperative senior residential complex by the Holiday building and by distance. (3) The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. While staff has no plans to show the design or construction of this structure, it is not expected that the 12 foot square stand would have an adverse appearance, nor would it be adjacent to any residential property. (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 City already has given approval for one produce stand to be located at Moundsview Square. This type of business, however, depends upon existing traffic for the majority of its business, which means it will draw primarily from those people already at the Holiday store. Having two such businesses separated by a third of a mile on opposite sides of Highway 10 would satisfy a need and provide for additional convenience. (5) The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. The Zoning Code allows for this type of use with a conditional use permit. It would not inconsistent with the intent of the Zoning Code for such a business to operate at this location. (6) The use is not in conflict with the Comprehensive Plan of the City. The Comprehensive Plan designates this area of the City as Mixed Use Planned Unit Development, which indicates an anticipation for a variety of uses. A produce stand to be located at a gas and convenience store would not be inconsistent with the Comprehensive Plan. (7) The use will not cause traffic hazards or congestion. It is not expected that this use will draw significant customers on its own. The majority of its customer base will be those people already at the Holiday store for gas or other conveniences. As such, it would not be expected that this use would cause traffic hazards or congestion.