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Zisla said the question was what is the appropriate use and development pattern for the general area. The Old Highway 8 Corridor Vision did not include convenience stores/gas stations as part of the vision for that area. Mark Lambert, representing Doug DeCoster, stated that the issue is that DeCoster has been unable to bring a proposal forward during the moratorium. DeCoster has had a tentative agreement with a convenience store/gas station operator that could not be completed until it could be determined if gasoline sales would be allowed. Lambert said the Planning Commission did not favor DeCoster’s proposal and DeCoster took the issue to the City Council. The City Council was more sympathetic to gasoline sales than was the Planning Commission. The City Council approved the MX zoning for DeCoster’s site, but asked that the issue be brought before the Planning Commission and City Council again. Lambert said DeCoster was not here tonight to ask the Planning Commission to reconsider its decision. The City Council said that, since the site is visible from I-35W, the site is appropriate for a convenience store/gasoline sales. DeCoster has submitted a site plan for initial consideration. DeCoster is moving forward with the agreement. Lambert stated that in talking with Teague earlier, Teague’s preference seemed to be B-3 with a Special Use Permit. Lambert said DeCoster would not be averse to B-3 or an MX-G zoning. Lambert said he hoped the Planning Commission could move forward tonight with a recommendation. If so, it looks like DeCoster can submit a proposal next month. Zisla said that was the status of DeCoster’s business deal. Why would this be a good location for a gas station? Lambert answered that there are no other gasoline sales businesses in the area. The north side of I- 694 is a good location for a convenience store/gas station. Larson said that the City Council felt it would be a good thing if traffic did not move through downtown New Brighton just to purchase gas or milk. Zisla said there is an Amoco station immediately north of the area. Zisla said he preferred MX-G to B-3. Baker if the difference between a gas station on this site with an MX-G zoning versus B-3 was landscaping. Teague responded there would be no difference. Under the MX-G zoning the City would be better protected as to future uses. Schmitz asked Zisla if the Vision designated this area as a gateway to New Brighton. Gas stations seem inconsistent with gateways. Zisla said he could not recall exactly. The issue was raised about convenience stores/gas stations, and it was felt the area should not become just highway-related businesses. Livingston asked about the size of the site. Teague responded the site is 1.7 acres. The county plans to widen Highway 96 so there will be a land trade. The site is good sized and there should be no trouble with setbacks. Teague showed a sketch submitted a couple of days ago. Teague showed the features of the proposed Amoco convenience store/gas station. Zisla stated that when Amoco brings in a specific proposal, the Planning Commission can consider it. OC,MX-GMU Motion by Zisla, second by Livingston to RECOMMEND PTION TO CREATE A NEW IXED SE G,SU ASOLINE ZONING DISTRICT IN WHICH GASOLINE SALES WOULD BY ALLOWED BY PECIAL SE . 6 Ayes - 0 Nays. Motion Carried. UNDER CERTAIN CONDITIONS Once the Ordinance is in place, Mr. DeCoster could then petition the City to rezone his site to MX-G to possibly allow gasoline sales on his site under certain conditions. Zoning Ordinance Amendments - Industrial Zoning Districts City of New Brighton I:\COMMISSIONS\PLANNING\MINUTES\1999\01-19-99.WPD 5