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Resolution 1067-17 April 5, 2017 Page 3 The Planning Commission finds that the proposed Zoning Map amendment is consistent with the residential component of the Mixed Use designation. 2. The geographical area involved. Findings: The proposed Zoning Map amendment is in harmony with the adjacent southeasterly zoning district; R-4 High Density Residential. 3. Whether such use will tend to or actually depreciate the area in which it is proposed. Findings: Any depreciation or increase in area property values is speculative. It is expected that approval of this Zoning Map amendment will be followed by a development of a multiple-family dwelling, which will improve the properties from its current vacant status, thereby improving the vibrancy of the neighborhood. 4. The character of the surrounding area. Findings: The character of the surrounding area along Mounds View Blvd (County Road 10) includes a mixture of commercial, single-family detached homes, and single-family attached townhomes. The character of the surrounding area along Groveland Road includes single-family detached homes. 5. The demonstrated need for such use. Findings: The two parcels are currently zoned B-3; and R-1. The B-3 parcel was formerly occupied by a gas station (1972 - 2001). The R-1 parcel is landlocked and undevelopable as-is. Once re-zoned, the applicant’s intent is to develop a multiple- family dwelling on the subject properties and the adjacent southeasterly two properties. The need is demonstrated by the market demand for multiple family housing, and the lack of demand for allowable commercial uses on the B-3 zoned parcel.