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Resolution 9108 Page 3 of 4 Finding: The structure and site have an appearance of a rundown property, as demonstrated by the frequent exterior storage of inoperable vehicles, scattered debris and garbage in the parking lot, dilapidated signage, and hazardous storage of tires, presenting an eminent health threat to the community should a fire occur. (4) The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. Finding: Within the Mounds View community and adjacent areas, there are numerous tire retailers concentrated along Highway 47, and Highway 65. There is not a tire retailer within Mounds View other than auto repair shops (there are three in Mounds View). It is reasonable that a Tire and Minor Auto Repair Store would serve the overall needs of the City, if operated appropriately. (5) The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. Finding: The intent of the Zoning Code is to protect the public health, safety and general welfare of the community and its people through the establishment of minimum regulations governing development and use. The use of the property for the improper storage of tires (e.g. within semi -trailers) creates a significate threat to the public's health and safety in the event of a tire fire. Although the semi -trailers have been removed as of May 6, 2019, the property owner has a history of frequent code violations. The City finds that the community has not benefited from the approved CUP for Tire and Minor Auto Repair. The B-3 Highway Business district does permit "limited retail uses which have, as the principle use, sales with warehousing or display secondary to that use." (6) The use is not in conflict with the Comprehensive Plan of the City. Finding: The approved use (Tire and Minor Auto Repair Store) as operated by Tires N'More (e.g. auto repair has not been operational), conflicts with the following goals and policies of the Comprehensive Plan (2010):