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• Planning Commission Planning Case No. 460-96: 2975 Highway 10 October 9, 1996 Page 7 • The site needs to be bordered on the east, north and west by a fence and a buffer strip of landscaping at least 10 feet in width to meet this requirement. The existing fence needs to be repaired and repainted, or replaced and gaps filled to be adequate. There is adequate room to provide the required buffer strip. (3) The structure and site will have an appearance that will not have an adverse effect upon adjacent residential properties. The current state of this site has an adverse effect upon adjacent residential properties, and the improvements proposed by the applicant will reverse this situation. Staff recommends that conditions be included on the conditional use permit which assure that these improvements are made. (4) • The use,in the opinion of the[Planning Commission],is reasonably related to the overall needs of the City and to the existing land use. The reopening of this business, and the improvements to the site, will help in strengthening • the vitality and enhancing the appearance of the Highway 10 corridor. This corridor is very important to the long run economic health of the City. (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 purpose of the B-3 district is to provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. It allows for auto repair businesses with approval of a conditional use permit. The applicant's proposal fits within the limits envisioned by the ordinance for the B-3 district, and its location along Highway 10 is logical and appropriate. (6) The use is not in conflict with the Comprehensive Plan of the City. The most recent discussion of comprehensive goals for the City was the Mounds View 2000 project in 1994. The Vision Statement from the Growth, Development and Business Issue Project Team stated: "The City of Mounds View will be known as a city with a balance between business and residential concerns. There will be a positive business climate as shown by public-private collaboration to recruit,encourage,and retain successful,community-based enterprises with emphasis on job expansion,increase in tax base,and quality of life. There will be a • cooperative spirit between the government and citizens,whether residential or business, when setting regulations into code. Environmental and aesthetic consciousness will be