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exactly the arguments the City would use to say a station with many pumps is not a good entrance to the community. Lambert replied that Amoco does not have a specific site plan; knowing what will be allowed by the proposed ordinance is difficult. The specific design standards and site plans will come through the Planning Commission. Lambert stated he understood that the Commission may not think this is the highest and best use for this corner, but it is an option. All of the conditions outlined, with the exception of the pump limit, would be within Amoco’s plans. The traffic and development in the area would dictate the number of pumps needed. Amoco may only wish to build six pumps. Please do not mandate five when another number could be the most workable number for pumps. Super America has six pumps. a. The exterior wall treatments of all on-site structures, with the exception of canopies, shall be brick, natural stone, decorative concrete block or stucco. O’Brien commented that decorative concrete should be listed as an authorized material. Zisla stated that including all possible building elements may be impossible to do. Perhaps the Commission should put in a provision that gives the City the authority to legislate good design. Historically, the Planning Commission has wished to avoid legislating design standards. This may be an opportunity to rethink that issue. Does the Commission want to eliminate the materials’ standards? Or should the Commission include a condition on good design? O’Brien stated that good design is subjective, depending upon the viewer. Building a facility of brick would not ensure good design. O’Brien stated determining what is an aesthetically satisfying building may be difficult. Lambert pointed out language from the MX District Ordinance, “d. The City Council may consider such other exterior treatments, providing such exterior treatments are highly decorative, aesthetically pleasing, and consistent in the spirit and intent of the visions of the Highway 8 Corridor.” Baker stated he understood the concern about quality materials. When the Commission approves a special use permit, the Commission does not have a detailed building plan for review. The special use permit is for the site. The City ordinance states that metal buildings are not allowed. Teague stated there is a list of types of buildings that can be constructed in New Brighton. Baker stated that, ten years ago, metal was out of favor and considered “cheap.” Now it is considered decorative. Baker stated he was concerned about the provision for a pitched roof. A pitched roof may or may not look better than another roof type. c. The number of gasoline pumps shall be limited to five (5). As far as the number of pumps, Baker stated he would be more comfortable with four pumps rather than five pumps. Baker stated he would like to see the language, “four pumps (maximum), eight vehicles fueling.” O’Brien stated he agreed that the fewer pumps, the better. What determines the number of pumps that an oil company would want to put in? Will there be long lines of vehicles waiting if there are not enough pumps? Lambert answered that pumps come in pairs for piping purposes. Lambert urged the Commission to limit the pumps to at least six pumps. Lambert stated he did not know what the cutoff number would be before an oil company would decide not to go forward with its plans. Teague stated the sample station in Woodbury has six pumps, with diesel in between two pumps. Zisla stated Lambert has a point; the proposed Super America has six pumps. Six pumps feels right. Eight pumps could be considered in a specific site plan. Zisla stated he would not favor more than eight pumps. a. The exterior wall treatments of all on-site structures, with the exception of canopies, shall be brick, natural stone, decorative concrete block or stucco. I:\COMMISSIONS\PLANNING\MINUTES\1999\04-20-99.WPD 9