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The Station Staff Report Page 4 Technical Issues he Certificate of Survey and Title Commitment have been sent to the City Attorney’s office ezoning Discussion: ccording to the City Code, in order to approve a rezoning request, it must be determined egarding the first criteria, the request would currently be inconsistent with the dverse Effects Test T for review. The City’s Public Works Department has reviewed the site plans and does not have any issues with what is proposed. They indicated that any driveway access changes could be made when the street reconstruction project happens in this area. Staff has also sent the site plans to Ramsey County Public Works due to The Station being located on County Road I. R A that the requested zoning designation would (1) be consistent with the City’s Comprehensive Plan, and (2) not be detrimental to the neighborhood or adversely affect any adjoining properties. R Comprehensive Plan land use map, which designates this area as “Neighborhood Commercial”. The existing B-2 zoning designation is consistent within a Neighborhood Commercial guided area, although the existing gas station does not fit either of the current zoning or Comp Plan designations. A gas station requires a higher intensity zoning and comp plan designation, both which have been requested. As to the second criteria, however, the request may conform to the subjective adverse effects test, which will be explored in greater detail below. A o assess whether a proposed rezoning is appropriate or not, many factors should be the present case, The Station is bordered on two sides by roadways so properties beyond T considered, some of which are explicitly articulated in the Code. The first benchmark may be the area in which the subject property is located and the zoning designations of surrounding uses. A rezoning to a more intensive designation may not be inappropriate if the surrounding uses already bear a more intense designation. In those adjacent to the site will be examined. To the north of The Station, across County Road I, is primarily R-1 single family residential housing. The Station building is attached to two other spaces which are used as office and commercial. The west side is owned by the New Brighton Alano Society, and the south side has been leased by a manufacturing company, and Fedor’s Market is the property to the south. This small commercial area is zoned B-2 which is appropriate for all of the current uses, except for the gas station. Cross of Glory Lutheran Church is across Adams Street to the east, and there are several R-4 multi-family rental housing buildings to the west side. From this review, a zoning amendment to B-3 may seem inappropriate due to the lack of higher intensity commercial zoning in the area, although this case is unique in that the use of the property would not change with the rezoning.