Laserfiche WebLink
<br /> <br />Station Report <br />Nov 22, 2004 <br />Page 6 <br /> <br /> (2) The use will be sufficiently compatible or separated by distance or screening <br />from adjacent residentially zoned or used land so that existing homes will not be <br />depreciated in value and there will be no deterrence to development of vacant land. <br /> <br />Existing homes in the area should not experience any depreciation resulting from the <br />continued operation of The Station. <br /> <br /> (3) The structure and site shall have an appearance that will not have an <br />adverse effect upon adjacent residential properties. <br /> <br />There should be no adverse effects upon adjacent residential properties resulting from <br />the continued operation of The Station. <br /> <br /> <br />(4) The use, in the opinion of the City Council, is reasonably related to the <br />overall needs of the City and to the existing land use. <br /> <br />The applicants feel The Station does serve the needs of the residents of Mounds View. <br /> With the exception of one other property, there are no business commercial properties <br />on the east side of the City not fronting County Road 10. <br /> <br />(5) The use is consistent with the purposes of the Zoning Code and the <br />purposes of the zoning district in which the applicant intends to locate the proposed <br />use. <br /> <br />The use is NOT consistent with the Zoning Code or the purposes of the zoning district <br />in which The Station is located. 2280 County Road I is zoned B-2, a district which does <br />not permit fuel stations. <br /> <br />(6) The use is not in conflict with the Comprehensive Plan of the City. <br /> <br />The use is NOT consistent with the Comprehensive Plan of the City. The Comp Plan <br />designates this property as Neighborhood Commercial. A fuel station would not be <br />appropriate in this area. <br /> <br />(7) The use will not cause traffic hazards or congestion. <br /> <br />There is concern that vehicular circulation on the site does not function well. Drive <br />aisles are crowded and parking is already less than what it should be. The applicants <br />assert that an expansion of two additional pump stations will actually help to alleviate <br />some of the present congestion. Staff believes that the expansion could result in a loss <br />of parking and could further degrade the circulation. <br />