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Schiferl said he had a problem with having driveways off Silver Lake Road and adding more traffic on Silver Lake Road. Schiferl said he understood the concerns of the neighbors about the easement. There may be a viable way of handling the easement, perhaps with landscaping or creating two lots. Two lots seem reasonable. Schiferl said he was very concerned about traffic on Silver Lake Road. Livingston suggested that the applicant call the county to find out if he could put a driveway there. Baker stated the curb cut is already there and the county cannot deny use of it. Livingston said that, according to Schell’s lot cost estimate, the houses that would be built on the lots would have to between $150,000 and $200,000. Baker asked Schell if the concept review gives him direction on his proposal. Schell answered affirmatively. Teague stated that he talked with the City Engineer about the county issues and the City Engineer recommended the drive off 14th. The applicant must talk with the City Engineer and with the County to discuss the entrance off Silver Lake Road. Public Hearings Zoning Ordinance Amendment City of New Brighton Teague stated the City Council, as recommended by the Planning Commission, directed staff to draft an ordinance to create a new zoning district to be called MX-G, Mixed Use-Gasoline. Teague directed the Commission’s attention to the draft ordinance. Teague noted that the intent of the MX District remains the same, with the exception of adding convenience gasoline establishments to the uses allowed by special permit. Teague outlined the conditions that would have to be met to put that type facility in the MX District. Livingston suggested that Teague add language clarifying the canopy requirements. Baker asked why do we assume that a gas station would always have a car wash? Baker stated that he did not think a car wash was compatible with the uses in the MX District. If car washes are allowed, the City should put stringent restrictions on the requirement. Teague responded there are noise issues inherent in a car wash operation. Baker stated there are also problems created by vehicles backing up and vehicle stacking areas. Schopf stated that he talked to Howie Hermann; Mobil Oil would have pulled his franchise if he did not install a car wash. Therefore, if the City does not allow car washes, there would be few gas stations that would meet the suggested requirements. Baker stated that the PDQ station was built without a car wash. Schiferl stated that, when developing the Highway 8 Corridor Vision, there was a general feeling that gas stations were not consistent with the Vision. The committee felt the only the only appropriate location for a gas station would be a site visible from I-694. Schiferl said that he did not feel gas stations are consistent with the Vision. No matter how much brick is used on the facade, it is still a gas station. Baker pointed out this is not a rezoning request. Schiferl stated that, by allowing the area to be rezoned, we are essentially saying that at least one of those two corners will be a gas station.. The county would probably not allow an entrance off Highway 96. Teague stated the site does border on two arterial roadways and the intent of the criteria would be to allow gas stations on those two sites. However, if the county denied access to 96, the site could not be developed. Livingston stated that, in the future, there may be residents on the east side of Long Lake because of a new mixed use development. A gas station might be appropriate for the area. Schiferl said, if that were to happen, a convenience store/gas station may be a good thing. Schopf agreed with Schiferl. The intent of the change focuses on something the MX District was not intended to do. We may be missing a good opportunity to take advantage of the gateway area if we adopt the amendment. As the area develops, this amendment may be more appropriate. Schopf said that this amendment took the focus of trying to do something different in this part of the City. Schopf asked if traffic counts on that intersection are available. Is the area truly a gateway? Or is it a minor entry to New Brighton? 12 I:\COMMISSIONS\PLANNING\MINUTES\1999\02-16-99.WPD