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Resolution 1072-17 June 7, 2017 Page 3 260’ wetlands, within the 4821 Mustang Cir. property 440’ Town’s Edge Mobile Home Park 490’ Rice Creek Regional Park 1,300’ Rice Creek 1,400’ Skyline Motel 1,460’ Single-family homes within the City of New Brighton 1,630’ Irondale Senior High School property These non-industrial uses will be screened from the proposed above ground fuel tanks by existing buildings and wooded areas. 3. Whether such use will tend to or actually depreciate the area in which it is proposed. Findings: Any appreciation or depreciation of property values is speculative. The installation of the above ground fuel tanks is expected to have no effect on area property values. 4. The character of the surrounding area. Findings: The property is zoned I-1 Industrial, as is the adjacent properties to the north, east, and south. These adjacent properties are industrial in use. The adjacent property to the west is located within the City of New Brighton, and zoned R-1 Single Family Residential. This property is within the Rice Creek Regional Park, operated by Ramsey County Parks and Recreation. 5. The demonstrated need for such use. Findings: The property is owned by St. Cloud Industrial Products, Inc., and will be operated by its subsidiary, North Central Bus and Equipment Sales, Inc. The property will be used for the maintenance, light repair, and outside storage of buses. On-site fueling of buses is needed as part of the business operation. A Conditional Use Permit (CUP) was approved in 1981 for a Motor Freight Terminal (Res. 1324) for this property and the adjacent properties at 4825 Mustang Cir. A CUP was approved in 2011 for Open or Outdoor Storage as an Accessory Use (Res. 7857) for the same properties.