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• Mounds View Planning Commission May 21, 1997 Regular Meeting Page 7 come forward with a PUD package, because of the efforts from the property owners and investors to put it together, and he expressed that it is important that each elment of the PUD is approved as a total package. He commented that the applicant is not prepared to move on with any one single item of the PUD. Commissioner Brooks also expressed her concern with the competition between the Amoco Station across the street and the new facility. Mr. Black explained that there is a market of 34-55 percent that is not yet addressed and this facility could go in without infringing on the existing market. Commissioner Stevenson expressed his concern with the number of gas stations that have closed within the last twenty years. JoAnn Myers, 2624 Lake Court Drive, asked the Planning Commission the definition of a B-2 zone and how this development would impact the homes on the south side of the project. Chair Peterson listed various uses that are allowed in a B-2 district and briefly explained that less activity will take place on the south end of the project. Mr. Black pointed out where the roads and accesses to the project are proposed to be. . Rose Nejedly, 2701 County Road I, #227, inquired if all the trees on the site would be removed. Mr. Black indicated that there would be some impact on the existing vegetation but did not have a detailed plan with him. He indicated that they would be providing a very detailed landscaping plan at the development stage. Ms. Nejedly asked if part of the wetland would be dredged out. Mr. Black indicated that their desire is to dredge it out, but that there were a number of agencies that would have to be consulted before doing so. Mr. Black added that by dredging the wetland, they would achieve on-going standing water. Henry Ruggles, 2629 Lake Court Drive, inquired about the 100 foot wetland buffer and also expressed his concern with the possibility of the oils, salts, soaps, etc., due to increased surface paving, from the gas station and car washes entering the wetland. Director Sheldon explained that the wetland ordinance sets out that the 100 foot width that must be identified around all designated wetlands but that the ordinance allows some construction within the buffer area with administrative review. She added that certain other activities would require Planning Commission and City Council review. She explained that Staff is asking to what degree the encroachment should be allowed. She explained that the City Engineer would review the plans to assure they have designed the drainage system and ponding so that the contaminants do not enter the wetland. Chair Peterson added that there has been strong public support in Mounds View for wetland preservation and the purpose of the Wetland Ordinance is to make sure • the wetlands are preserved and not degraded. He added that the wetland buffer