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io Planning Commission Resolution 500-97 Planning Case No.472-97,CUP for Spot's Quick Lube April 2, 1997 Page 5 commercial site exists, however, because of its frontage on Highway 10, which is a typical situation in Mounds View. hi its present state of disrepair, the site is undoubtedly a detriment. The applicant seeks to redevelop the site, improvingis aesthetic and economic potential. Given that this is an existing building, and a commercial business has been in place in this location, the proposed use would seem appropriate. 3. Whether such use will tend to or actually depreciate the area in which the use is proposed. Considering the fact that this site has remained vacant for the past two years, persisting as a negative presence to the area and the Highway 10 corridor, the proposed use should serve as a benefit to the community. The applicant has indicated their intent to develop the property so it will project a very pleasing image and have given landscaping the site a high priority. 5. The demonstrated need for such a use. According to the recently completed Feasibility/Highest and Best Use Analysis of the S Highway 10 Corridor, an automotive repair or quick lube facility is not listed as one of the uses"not present" in the corridor. However, only two businesses in Mounds View perform oil changes and other like services, one of which is the Saturn Dealership. The case can be made that there is a demonstrated need for this business. 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 an service-oriented business, rather than residential development, and therefore is not expected to create a burden on parks or schools. The use will replace an existing business site which was using existing streets and utilities, and the new business 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. S The applicant is proposing to construct a screening fence around the east, north and west perimeter of the site, which will shield this use from adjacent residential properties. There is a landscaped area of at least 14 feet along the perimeter of the site, with sod and