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Mounds View Planning Commission October 6, 2004 <br />Regular Meeting Page 6 <br />________________________________________________________________________ <br /> <br />information on the potential setbacks and parking issues. He then said that the City Attorney has <br />determined that this is an expansion of a nonconforming use. <br /> <br />Commissioner Hegland asked if there is a different designation for convenience stores with gas <br />or just gas stations. <br /> <br />Director Ericson indicated that there is no distinction for a convenience store with gas versus just <br />a gas station. He then said that the size of the use does not matter. <br /> <br />Director Ericson indicated that typically gas stations are conditional uses within a more intensive <br />commercial district. <br /> <br />Commissioner Miller asked whether there would be access to the pumps on both side. <br /> <br />Mr. Manke indicated it would be only on one side. <br /> <br />Commissioner Miller said she feels there is a need for this on that side of the highway. <br /> <br />Chair Stevenson asked if the Commission wished to see more information because he does not <br />feel this can be allowed under the existing laws. <br /> <br />Commissioner Hegland indicated he would like to see further information as to whether the City <br />can differentiate between larger Super America type gas stations and the smaller neighborhood <br />stations. He then said he would like information on potential traffic increase because he is <br />concerned with safety at that corner if the business is expanded. <br /> <br />Commissioner Scotch said that she thinks that sometimes you have to make exceptions to the <br />rules and she would like to see the business continue there. <br /> <br />Mr. Manke indicated they are small business owners and they are competing with big <br />corporations and they are trying to satisfy the demand during peak hours. <br /> <br />Director Ericson agreed that the City’s Code was written when the gas stations were smaller and <br />it did not anticipate the large Super America types of stores. He then said that Staff could <br />research the potential of allowing a different zoning designation for smaller gas stations with <br />four pumps or less on sites under 22,500 square feet. <br /> <br />Commissioner Hegland indicated he would like information on other situations or other cities on <br />how they regulate this type of situation. <br /> <br />Commissioner Miller indicated that County Road I has grown into a major arterial and is no <br />longer a neighborhood street. <br /> <br />Director Ericson asked for direction as to whether the Commission supports an expansion despite <br />the other requirements and if the Commission wants Staff to conduct further research.