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City of Mounds View Staff Report <br /> IIIPlanning Case No.472-97; Spot's Quick Lube,Inc. <br /> April 8, 1997 <br /> Page 3 <br /> a conflict between zoning and the Comprehensive Plan. Approving this CUP will continue the <br /> inconsistency with the Comp plan, but not with the zoning. The suitability of the site for low <br /> density residential as it has been designated is questionable given its high-visibility location <br /> adjacent to Highway 10. <br /> Economic Factors <br /> This area has a mix of older housing and recent new home construction. This <br /> commercial site, however, is somewhat out of place amidst the neighboring residential uses. In its <br /> present state the site is undoubtedly a detriment. The applicant seeks to redevelop the site, <br /> improving its aesthetic and economic potential. Considering the fact that this site has remained <br /> vacant for the past two years, persisting as a negative presence to the area and the Highway 10 <br /> corridor, the proposed use should serve as a benefit to the community. The applicant has <br /> indicated their intent to develop the property so it will project a very pleasing image and will give <br /> landscaping the site a high priority. According to Towle Real Estate's recently completed <br /> Feasibility/Highest and Best Use Analysis of the Highway 10 Corridor, an automotive repair or <br /> quick lube facility is not listed as one of the uses"not present" in the corridor. However, only two <br /> businesses in Mounds View perform oil changes and other like services, one of which is the <br /> • Saturn Dealership. Neither of the two businesses reportedly"specialize" in the fluids-exchange <br /> marketplace. Because of this, the case can be made that there is a demonstrated need for this <br /> business. <br /> Recommendation: <br /> The Planning Commission, by a vote of seven to zero, and Staff recommend that the City Council <br /> adopt Resolution 5105, approving a conditional use permit for Spot's Quick Lube, Inc., to <br /> operate a minor auto repair facility at 2975 Highway 10, with stipulations. <br /> �J Lwv‘...i--, <br /> is,,,4„.t.„1.7_,_ <br /> James Ericson, Planning Associate <br /> cc: Ron Ostrander, via fax <br /> N:\DATA\USERS\PAMS\SHARE\DEVCASES\472-97\SPOTS-CC.RPT <br /> III <br />