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Roberts CUP Report April 1, 2009 Page 2 auctions on the site on the first and 15th of each month that would be conducted by GSC Auction Service. Mr. Halverson is proposing to rent spots in his parking lot to vendors and to those wanting to sell items in the auction. It is unclear from his application materials to determine how many of the existing parking spots he wants to rent out or make available for each sales day or auction. He expects each vendor to bring their own tables and to set up and remove their own displays or sales booths each sales day. He is proposing to have the sales and auctions in the mornings so they would not conflict with the operation and parking needs of the bar and restaurant (including the use of the existing parking lot). City staff counted 167 parking spaces on the site. According to City records, the Robert's building is 11, 295 square feet. As I noted on page one of this report, the City Code limits the outside services and sales to 30 percent of the gross floor area of the building. In this case, thirty percent of the building area is 3,389 square feet. Using the dimensions of standard parking spaces, 3,389 of area is equal to about 20 parking spaces. If Mr. Halverson wants to use more than 20 parking spaces on any one day for sales or auctions, he would have to ask for and receive City approval of a variance to exceed the 30 percent maximum as set by the City Code. CUP Considerations: Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any potential adverse effects which include, but are not limited to, relationship with the Comprehensive Plan, geographical area involved, potential depreciation, the character of the surrounding area and the demonstrated need for such a use. I have addressed each of these potential adverse effects below. Relationship with the Comprehensive Plan. The Comprehensive Plan encourages existing businesses to remain in the city along with the introduction of new businesses within Mounds View when compatible with surrounding uses. The City has zoned Robert's B-3 (Highway Business). (Please see the enclosed zoning map of the area). The purpose of the B-3 zoning district "is to provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities." The site is surrounded by commercial and residential zoning designations and land uses. If the City Council approves the conditional use permit as requested, this CUP would be in line with the Comprehensive Plan "Community Commercial" and "Mixed Use" and land use designations for the Robert's site. The Location and Character of the Surrounding Area. Robert's is located on the south side of County Road H2 just west of the intersection with County Highway 10. Mr. Halverson is proposing to have the outdoor vendors on the north and east sides of the parking lot, closest to County Highway 10 for the best visibility. There are residential properties to the south and west of Robert's and those to the west could be within sight of the existing parking lot.