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Mounds View Planning Commission March 7, 1990 <br /> Regular Meeting Page Three <br /> • slightly over 100 ' , so it would be impossible to <br /> have an access on Long Lake Road and meet the Code <br /> requirements. The applicant feels there are extra- <br /> ordinary circumstances due to the shape of the lot. <br /> Mr. Bakus stated one of the examples given in the <br /> Code for granting a variance is that the configura- <br /> tion of the lot is unique and prevents compliance <br /> with the Code. <br /> Mr. Bakus noted all other service stations along <br /> Highway 10 in Mounds View at intersections have a <br /> second access through the side road which intersects <br /> with Highway 10, and if Phillips 66 is denied access, <br /> they will be put in inferior circumstances. They <br /> have received a permit of approval from Ramsey <br /> County, which Mr. Bakus presented to the Planning <br /> Commission. <br /> Westwood Professional Services was retained to <br /> conduct a traffic study. Mr. Bakus presented their <br /> report to the Planning Commission and reviewed the <br /> findings. He also requested that all items submitted <br /> with the application for variance be included in the <br /> record. <br /> Chair Mountin stated a Bronson Drive curb cut has <br /> 411 been recommended by the City Engineer, and that <br /> would meet the Code requirements, and while that <br /> option has been strongly recommended by the Planning <br /> Commission to the applicant, the applicant prefers <br /> to have their access on Long Lake Road. <br /> Chair Mountin stated one of the measurements the <br /> Planning Commission often uses in consideration of <br /> a variance request is whether or not there is a <br /> reasonable alternative. It was discussed among <br /> the Commission whether the hardship statement <br /> presented by the applicant should be forwarded to <br /> the City Attorney for his opinion. <br /> It was questioned why the applicant prefers Long <br /> Lake Road over Bronson Drive for an access. <br /> Mr. Bakus explained it was for ease of access, which <br /> is one of the most important factors in a <br /> customer ' s decision to stop. He explained con- <br /> sumer choice is not often logical, and he feels <br /> this is a very important consideration in granting <br /> the variance. <br /> Commissioner Burgers noted it would appear the <br /> • variance would be for convenience, rather than <br /> address a safety issue. <br />