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The Station Staff Report elationship with the Comprehensive Plan Page 6 R : The Comprehensive Plan encourages the he Geographical Area Involved expansion of existing businesses and introduction of new businesses within Mounds View when compatible with surrounding uses. The Station is surrounded by a variety of zoning designations and land uses, which include single family residential, high density residential, a church, office space, and a neighborhood grocery store. If the requested Comp Plan amendment is approved, this CUP would be consistent with the Comp Plan land use designation. If the Comp Plan amendment is not approved, the CUP would not be consistent with the Comp Plan. T : This business is located on County Road I, where it has epreciation operated as a gas station for almost 50 years. County Road I is the City’s only other commercial corridor aside from County Road 10. D : The Station has been a neighborhood gas station in Mounds View for many he Character of the Surrounding Area: years. The owners are happy doing business in Mounds View and would like to remain here and improve the business and property. It is unlikely that The Station is depreciating the area in which it is located and it is unlikely that its continued existence would further depreciate the area. Approving a conditional use permit will not change the current use of the property, nor should it change the neighborhood property values. T This area of the City has a variety of housing types, a raffic: church, and a few small neighborhood businesses. The Station is located on County Road I, which is a busy 4-lane road running through the city and is near Pinewood Elementary and the I-35W connections. The character of this area would not change with the approval of this CUP. T There is some traffic around The Station, particularly during the weekday rush hours, dequate utilities and access roads are available due to County Road I being a main thoroughfare of the City and the close proximity to I-35W. The Station does produce customer traffic, but it has not been a problem from a public safety standpoint. The traffic in the area would likely not change with this CUP. A : The water and sewer lines that currently he Demonstrated Need for Such a Use serve the property have adequate capacity to provide for this business. The Station is located on a corner and has ample access on to both streets, particularly onto Adams where there is no curbing and the entire parking lot blends into the street. The public works department has reviewed the proposed plans and has no issues. They stated that at the time of a street reconstruction project for Adams Street, the lack of designated access drives into this site can be addressed. T : The owners of The Station want to improve their business and must bring the property into compliance in order to do that. The City of Mounds View supports our existing businesses and wants them to remain in our community and prosper.