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• • Planning Case No. 452-96 New Apostolic Church; 3025 County Road H September 4, 1996 Page 9 Chapter 1121 requires standard parking stalls to be 9'x 20'. The standard parking stalls on the site are undersized at 9'x 18', as is the 17' drive aisle between the parking bay along the east side of the site and the next parking bay. The second parking bay can be moved to the west to allow a 23' aisle between the first and second bays, and the second and third bays. There is insufficient width to make the stalls 20' long without reducing landscaped buffer areas. The proposed site layout does not meet Chapter 1121. The degree to which the proposed plan meets Section 1103.08 has been discussed in the preceding section c. e. Adequate off-street loading and service entrances are provided and regulated where applicable by Chapter 1122 of this Title. Off-street loading areas are not required for this type of use or this size of building. f. The provisions of subdivision 1125.01(1)e of this Title are considered and satisfactorily met. (This section is quoted below.) • Adverse Effects: The Planning and Zoning Commission shall consider possible adverse effects of the proposed amendment or conditional use. Its judgment shall be based upon(but not limited to)the following factors: (1) Relationship to the Municipal Comprehensive Plan (2) The geographical area involved. (3) Whether such use will tend to or actually depreciate the area in which it is proposed. (4) The character of the surrounding area. (5) The demonstrated need for the use. Current planning staff is not familiar enough with the City's Comprehensive Plan to comment on the relationship between its goals and policies and this application. The geographical area involved in this application is a residential neighborhood bordered on the south by County Road H which serves as the municipal border. The neighborhood by deep, oversized lots and mature trees. Because the lots are large, the typical building coverage is low. The applicant's proposal would be a more intensive use of the lot than is typical of the neighborhood. The applicant has testified of the difficulty encountered by his clients in trying to find vacant property which would allow development of a church near to where most of the church members live. The church congregation includes members who live in the Mounds View area. There appears to be a demonstrated need for the use. •