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south was wider to accommodate truck turning. The 24-foot wide drive aisle is the minimum, by Code, for two-way traffic with parking or obstacles on both sides. In answer to Baker’s question about the truck turning radius, Mueller showed how the aisle widths would work. Baker stated that the parking aisle at the top of the graphic would be a problem. Mueller answered that SA was aware of the potential problem; the design does meet the Code. Baker stated it would have been helpful if the plan had shown vehicles at the pumps. The hood of a car would extend beyond the canopy on the north side. When that happens, the aisle would be eliminated. Mueller answered that was true. Baker stated that, in effect, the Code has not been met. Mueller stated the aisle is measured when it is empty. The same situation exists in parking lots. Baker stated, then, the stalls shown for parking cannot be used for parking. A plan must assume that cars are parked there. Baker stated that a print showing more accurate dimensions and detail would have been better than the plan SA provided. Baker stated it seemed that SA was overusing the site. Currently six vehicles are fueled at a time. According to the new plan, twelve cars would be fueled at once, doubling the capacity of the site. O’Brien stated the difference between 12 and 15 feet along the south side is significant. Teague stated the variance request is from the 30-foot setback. SA could ask for a 15-foot setback through a special use permit. Zisla commented that the Commission was struggling with three feet. Zisla asked Teague if SA had formally presented a special use permit request. Teague responded that SA is asking for a variance from a provision that is a special provision allowed by a special use permit. The setback requirement is 30 feet on a side street yard and is the reason for the variance request. Technically, the variance is 22 feet. Zisla asked if the proposed building was bigger than the existing building. Teague stated the footprint was the same. Zisla asked whether the City or SA was engaged in ongoing discussions with Dairy Queen. Tim Keane, said SA has talked with Dairy Queen about the sites available across Silver Lake Road that would allow SA to expand to the Dairy Queen site. Erny Mattila, former New Brighton City Planner, also helped in those discussions. Dairy Queen seems to have unrealistic expectations of the economics of such a transaction. Keane said that SA had delayed the rebuilding of this store for some time. SA thinks this plan is an amenity to the area. The store would be an upgrade from an architectural standpoint and is a greater investment than SA’s standard building. The 30-foot greenspace, besides the greenspace on the right-of-way, is an extraordinary boulevard standard. There are compensating factors in the site plan. For example, the dimension inside the property line on the east boundary, instead of the required 30-foot greenspace, is 40 feet. Adding the 16 feet of greenspace in the right-of-way, makes a 56 to 60-foot wide greenspace. Keane pointed out the area on the southeast corner of the greenspace facing Silver Lake Road. Keane showed the shape of the greenspace and stated that at some points the greenspace is more than 44 feet wide. Adding the boulevard within the right-of-way, the greenspace comes to between 44 and 58 feet of greenspace. SA is asking for a three-foot variance. SA and the City could go back and restart the process, but it would not serve a good purpose. SA is asking for a three-foot accommodation. SA has its own internal design standards and SA has made a compromise here. Keane stated that SA has made an accommodation in the proposed intensive landscaping, brickwork, and wrought iron fence on the site. These elements will create a sense of an edge, which would be a significant investment. Save for the three-foot variance, SA meets or exceeds Code requirements in every respect. The allowable FAR is 100 percent, but SA is at 16 percent. SA is reducing the number of driveways from three to two. Ground signs would be used instead of the maximum allowable signage. The lighting would be completely recessed in the canopy, which is more pleasing than any other canopy in New Brighton. SA would invest more than $1.5 million in the site. SA would like the site to have dimensions that would fit the functions of the store. SA has spent a great deal of effort on this proposal. During this application, the City granted a variance for the PDQ store that exceeds SA’s request. SA is asking for help developing a site that I:\COMMISSIONS\PLANNING\MINUTES\1999\04-20-99.WPD 4