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Minutes of the Arden Hills Regular Council Meet:in3', 7-29-91 Page 6 . ~E #91-09 (Cent'd) The Planner advised the rezoning portion of the proposal is the only item for Council consideration at this ti1ne. Bergly explained the parcel relative to this matter is Tract A; Tract B is right-of-way for Cleveland and Interstate 35W and Tract C is part of a slope easement. He also indicated the area which is set aside as a drainage right-of-way. The Planner advised the Comprehensive Plan identifies this parcel as a COmmercial site and disolSses rationale for the COmmercial designation; access and isolation from neighbor:in3' residential property. He noted the homes are oriented toward New Brighton Road and there is a substantial distance between residential property and this parcel of land. Bergly stated the Comprehensive Plan does not identify the type of zoning for this site and the City has the responsibility to review and determine what type of camnercial development is best suited to this parcel, based on ilnpact to adjacent properties, quality of development. Planner Bergly briefly reviewed the materials su!:lni.tted for the prqlOSed development of this site; a convenience store, gasoline punps and a car wash facility. He explained the proposed development of the parcel requires a site plan review and meets all Zoning Code requirements, with the exception of sign setback variance. . Bergly discussed the Planning Commission recommendation for denial of the request for rezon:in3', based on heavy traffic generation and associated traffic problems, incompatibility of the use to residential properties, increased noise, odor and trash levels associated with the proposed use and an expressed preference fram residents in the area for the site to remain in the B-1 District. . The Planner stated the major issue discussed was traffic and referred to the City Engineer's report, which indicates traffic generation on this type of use not be very intense, based on the size of the operation and access to the site. The report also indicates the traffic would not be generated by the use, rot would be traffic which nomally utilizes this route. Bergly discussed the problems with sight distances for traffic access:in3' 35W in bath the north and south directions. He advised Ramsey County has been study:in3' this problem for several years and rrost likely this matter will not be addressed until such tilne as a severe warrant is identified for chang:in3' the intersections. The Planner reviewed environmental issues which were discussed at the Commission meet:in3'. He noted if any spillage = on the site, the drainage right-of-way may be affected. Bergly stated there is a drainage basin proposed on the south corner of the site for storm water collection, which may be designed to collect any spillage; s=eenirg devices could be installed. eouncilmember Malone camnented that the site is unusual and does present sane traffic/safety concerns. He indicated the environmental issues would have to be reviewed and very carefully controlled, as well as the traffic/safety issues. Malone expressed concern that if the property is rezoned to the B-2 District, other less desirable uses would be permitted which do not require the SUP process. He questioned if there is a method of initiat:in3' the rezoning cont:in3'ent upon approval of a specific development proposal; expressed reluctance based on the fact the developer had previously proposed to constJ:uct a project on this site and then did not follow through with the approved proposal.