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Thrifty Car Rental 2975 Highway 10 July 7, 1999 1110 Page 3 The grounds of this property have been sodded with the remaining area being impervious surface. This requirement is met. e. The open or outdoor service, sale or rental use does not take up parking space as required for conformity of this Title. Section 1121.13 of the City Code outlines the parking specifications by use within the City. Because auto rental is not listed as a use within this section of the Code, staff consulted the American Planning Association's Off-Street Parking Requirements publication, which indicated that one space per every 400 square-feet (or fraction thereof) of gross floor area would be acceptable. Using that ratio, a total of four spaces would need to be set aside for employees and customers, separate from any vehicles on display for rental or sales purposes. A diagram of the site and parking lot layout is included for your reference. This requirement can be met. f. The provisions of subdivision 1125.01(1)e of this Title are considered and satisfactorily met. Section 1125.01 of the City Code relates to adverse affects resulting from the proposed use. There are five items listed for consideration: • (1) Relationship to 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 such use. A stated above, this use or any commercial use would be inconsistent with the comprehensive plan as currently drafted. A commercial use has been present at this location for the last 15 years and it is staff's position that the comprehensive plan should be amended to reflect this type of use. This comp plan change could occur as part of the current comp plan update process or could be done in conjunction with the applicant's request. The area surrounding the parcel is dominated by residential uses. There are commercial uses and higher density residential uses across Highway 10. While the property is the only commercial use in the immediate area, its location at the intersection of Spring Lake Road and Highway 10 makes it undesirable for a residential use. Addressing the issue of neighborhood depreciation, it is much more desirable to have a successfully operating business at this location than to have an abandoned, run-down property. As for the need for such a use, there are currently no businesses in the City that provide a car rental service. In addition to the CUP conditions and the adverse affects requirements, the Code also requires that certain findings of fact be addressed in the granting of any conditional use permit. These criteria as they appear in Section 1125.01, Subd. 3b of the City Code are listed as follows: • (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.