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City Council Resolution No. 5042 <br />December 9, 1996 <br />Page 5 <br /> <br /> <br />(2) The use will be sufficiently compatible or separated by distance or screening from <br />adjacent residentially zoned or used land so that existing homes will not be depreciated in <br />value and there will be not deterrence to development of vacant land. <br /> <br />(3) The structure and site will have an appearance that will not have an adverse effect upon <br />adjacent residential properties. <br /> <br />The site is bordered on the north and south by roadways, and abuts a business and <br />industrial park on the east side. The existing site and proposed expansion shows a <br />attractive combination of buffering and landscaping around the entire perimeter, and this <br />business helps in creating an appealing gateway to Mounds View and to the residential <br />neighborhoods north of Highway 10. It serves as an example of high quality <br />development for potential developers of property in the area. <br /> <br />(4) The use, in the opinion of the [Planning Commission], is reasonably related to the overall <br />needs of the City and to the existing land use. <br /> <br />The expansion of the Saturn dealership to take in the Citgo property will help unify this <br />corner, and allow an attractive and successful business additional room. Providing more <br />room for inventory and expanding the range of services available to Saturn’s customers <br />may translate into more tax revenue to the City. Expansion of the Saturn dealership will <br />also help in strengthening the vitality and enhancing the appearance of the Highway 10 <br />corridor. This corridor is very important to the long run economic health of the City. <br /> <br />(5) The use is consistent with the purposes of the Zoning Code and the purposes of the <br />zoning district in which the applicant intends to locate the proposed use. <br /> <br />The purpose of the B-3 district is to provide for and limit the establishment of motor <br />vehicle oriented or dependent commercial and service activities. It allows for auto repair <br />businesses with approval of a conditional use permit. The applicant’s proposal fits within <br />the limits envisioned by the ordinance for the B-3 district, and its location along Highway <br />10 is logical and appropriate. <br /> <br />(6) The use is not in conflict with the Comprehensive Plan of the City. <br /> <br />The most recent discussion of comprehensive goals for the City was the Mounds View <br />2000 project in 1994. The Vision Statement from the Growth, Development and <br />Business Issue Project Team stated: <br /> <br />“The City of Mounds View will be known as a city with a balance between business and <br />residential concerns. There will be a positive business climate as shown by public- <br />private collaboration to recruit, encourage, and retain successful, community-based <br />enterprises with emphasis on job expansion, increase in tax base, and quality of life.