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Baker stated he agreed that language referring to two arterials should be removed. Teague stated that, because of the reconstruction of Highway 96 and the bridge improvements, such access would not be allowed. Baker stated that, since gasoline sales require a Special Use Permit, we do not need to say that canopies will be on the rear or side. A proposal could come in where placing the pumps on the street side could make sense. Since gasoline sales would only be permitted under a Special Use Permit, the City has some control over the plans. Teague responded that the Planning Commission could specify that canopies cannot be located in the front yard. Baker stated he was not comfortable with the proposed amendment. Something is missing. Baker asked if anyone in the audience wished to speak. No one responded. Teague stated he spoke with Mark Lambert, the attorney for Doug DeCoster. One of Lambert’s concerns was not allowing a canopy on a side street yard. Lambert was unable to attend tonight’s meeting. Baker asked for the Commission’s opinions about the provision for car washes. Should car washes be allowed? Livingston had no objections to car washes if the doors remain closed. Baker stated has a problem with car washes. Car washes require larger sites than what the City envisioned when it created the MX District. Schiferl asked Larson about the Council’s ideas on convenience/gasoline establishments when it gave direction to draft the amendment. Schiferl stated he thought car washes were implied as part of convenience/gasoline establishments. Larson stated the Council is looking at providing a service to the surrounding businesses and other uses that may be in that area in five or ten years. The Council does not see the issue as just a gas station, but providing more services to the mixed use area. The vision for the MX District is that it should become a place where services are available for people who use the area. Larson stated that the Council looks at gas stations more as convenience centers. A convenience center offers the opportunity to buy a cup of coffee or deli items. The Council hopes that someday people could walk to the convenience center for a sandwich and perhaps walk to the park to eat it. In other words, the area would become a place for people, not just cars. Larson stated the Council would like the services in the MX area to cut down on the traffic on Old Highway 8. Regarding car washes, some service stations say they cannot make it without a car wash. Others, such as Super America, do not care if they have a car wash. Baker asked if gas stations had lot size restrictions. How large can a gas station be? If the Commission recommends allowing convenience/gasoline establishments, how many pumps would be allowed? Teague responded that point was not addressed in the amendment, but perhaps should be. Baker stated, in his opinion, car washes should not be allowed. Car washes go beyond convenience. Baker said he agreed with Larson’s explanation of the vision for the MX District. The goal should be to encourage a retail atmosphere, but discourage the atmosphere of vehicle servicing centers. O’Brien asked Larson if the Council has expressed any preference for the two properties flanking Highway 96 along I-35W, the so-called northeast gateway to New Brighton. Larson stated he thought the Council preferred a convenience center for the parcel to the north. The property to the south would likely be an office site. Larson stated the Council does not want convenience centers on both properties. Baker said the item should be continued so staff can investigate how other cities regulate pump islands. References to the size of other convenience centers in the City would be helpful. Teague stated the existing convenience centers are all less than one acre in size. The DeCoster site is almost two acres. Baker said he was not as concerned about the building size as the number of gas pumps. For a true convenience center, perhaps a coffee shop should be combined with a gas station. Larson commented that Baker’s concern was that a “super station” may be built in the MX-G District. Baker agreed. Teague stated the City could put a cap on the number of gas pumps allowed. Baker said four pumps would be about right. I:\COMMISSIONS\PLANNING\MINUTES\1999\03-16-99.WPD 3