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Mounds View Planning Commission March 7, 2007 Regular Meeting Page 3 ________________________________________________________________________ although the usage would intensify somewhat with the two additional fuel pumps. She informed the Commission it could decide if fees should be required. Planning Associate Heller reported the Certificate of Survey and Title Commitment have been sent to the City Attorney’s office for review. She stated the City’s Public Works Department has also reviewed the site plans and did not have any issues with the proposal. She said Public Works indicated any driveway access changes could be made when the street reconstruction project happened in the area. She stated the site plans have also been sent to the Ramsey County Public Works because The Station is located on a County road. She indicated concerns are not expected as no driveway changes would be made. Planning Associate Heller stated the task is to rezone the location from a B-2 to a B-3. She explained according to City Code, in order to approve a rezoning request it must be determined if the requested zoning designation would be consistent with the City’s Comprehensive Plan and not detrimental to the neighborhood or adversely affect any adjoining properties. She explained The Station has been in place for nearly 50 years and the use would not change. She stated the two additional gas pumps would not necessarily increase the customer base, rather it should improve customer service to the current customer base. Planning Associate Heller reported a single family residential area exists across the street to the north of The Station. She stated The Station building is attached to two other spaces, which are used as office and commercial. She indicated the building to the west is owned by the New Brighton Alano Society and a grocery store and a manufacturing company are located to the south. She stated this small commercial area is zoned B-2 which is appropriate for all the current uses except The Station. She mentioned a church exists across Adams Street to the east and several R-4 multi-family rental housing buildings are located to the west. Planning Associate Heller stated a zoning amendment to B-3 might seem inappropriate due to the lack of higher intensity commercial zoning in the area, however, this case is unique in that the use of the property would not change with the rezoning. Planning Associate Heller stated traffic access would not change and the driveways would remain the same. She indicated the additional pumps should improve traffic flow around the area. She stated the additional fuel pumps would allow more customers to pump fuel at the same time and reduce the traffic back-up waiting to access a pump. She stated the removal of the eastern section of the building should allow better traffic flow through the site as well. Planning Associate Heller explained gas stations require at least four parking spaces and the retail store requires one space for each 100 square feet of retail space plus one space per employee. She stated the parking requirements for The Station would be two spaces for two employees per shift, 12 spaces for the retail store, and four spaces for the gas pumps for a total of 18 spaces. She indicated there is enough paved surface on site to add one additional parking space, as 17 spaces currently exist on the site. Planning Associate Heller stated The Station owners do not anticipate adding additional retail space, however, there is enough room on site to add parking spaces if needed in the future.