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Apnl 15, 2000 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. There is a row of arborvitaes along the west edge of the Robert's parking lot near Edgewood Drive. Unfortunately, several of these shrubs have died or appear to be in poor health. As required by the City Code (Sections 1125.01, Subd. 3(a)(2) and Section 1127.05, Subd. 7), the City should require the applicant to replace all the dead and dying plants to provide screening of the parking lot from the residential neighbors across Edgewood. The screening is necessary to help ensure that the outdoor activities of the proposed permit will not have a negative affect on the health, safety and welfare of the residents and on the existing homes to the west of the parking lot. Mr. Halverson has agreed to replace the dead plant materials and has had a contractor remove the dead shrubs from the west side of the parking lot in preparation to plant new arborvitaes. Depreciation. The proposed outside sales activities would be operating three days a week for six months during the year — from April through September. It is not clear what, if any, affect such outdoor activities would have on the surrounding area —especially the nearby residential properties. As I noted above, the City should require the replacement of the dead and dying plants along the west edge of the parking lot to complete the screening of the existing parking lot. Such screening would help minimize the potential negative affects of the permit on the occupants of the homes to the west of the site. The Demonstrated Need for Such a Use. The applicant is proposing flea market and farmers market as a community service. That is, he wants to provide a centralized location for local merchants and vendors to sell their products. He also wants to provide a location for nearby