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Mounds View Planning Commission March 7, 2007 Regular Meeting Page 5 ________________________________________________________________________ were more towards the size of the lot. He indicated it was denied due to the size of the lot at that time. Chair Stevenson stated the new proposal is much different. Commissioner Miller mentioned she liked the idea of a two tier designation. She stated County road I has a significant amount of traffic. Commissioner Cramblit asked if a CUP could be approved if this is kept as a neighborhood commercial designation. Chair Stevenson replied the Zoning Code would have to be changed to a B-3 for a gas station to exist on this property. He stated it had nothing to do with the Comprehensive Plan designation. Planning Associate Heller said to keep in mind that this is a one half acre site even with the purchase of the property. She stated it is highly unlikely that a larger gas station would fit on the property even if the purchased the rest of the Alano property. Chair Stevenson said if someone were to look at our Comp Plan and saw a Highway Commercial in this designated area, it would not look right. Director Ericson stated he looked at the Comp Plan and meshed it with the existing Zoning Code to see what the ramifications would be, and would this open the door to other smaller independent gas stations. He pointed out there are some properties zoned B-2 but do not have the neighborhood commercial designation, and another with the neighborhood commercial designation and not the B-2 zoning. He explained if the Planning Commission wanted to make the change to the Zoning Code and the Comprehensive Plan, the change would effect this property and no others. Chair Stevenson commented he was thinking it would have to be a B-3 for a conforming gas station. Director Ericson replied only if that is the position of the Planning Commission and City Council. He explained they could recommend the Zoning Code allow for a conditional use neighborhood gas station in a B-2 district. Chair Stevenson stated he was thinking along the lines of a B-3 Neighborhood Commercial designation. Director Ericson pointed out a B-3 designation would open the door for more intensive commercial uses at that location; something that would not be a neighborhood type use. Commissioner Miller asked if a B-2 limited business also has a tier in it. Chair Stevenson stated he had not considered that, as he was thinking of allowing the B-3 gas station in a Neighborhood Commercial if it were kept to the four pumps.