pf_02182 - Laserfiche WebLink

Home

Amoco Fuel Station Evaluation March 10. 1992 Page 3 CONCLUSIONS The following are the conclusions of the Consultant: 1. Impact on Land Use Character. This is the 'only site available and already approved for nonresid,ential development east of, Hamline A venue on Trunk Highway 36 in Roseville. And~ due to the' topographic differential~ the Amoco facility 'will be virtually, invisible from Trunk Highway 36. The' absence of vacant land and the. absence. of land that is approved for nonresidential use will preclude any further :development of a commercial nature within the Trunk Highway 36 'corridor - east of Hamline A venue unless' the City decides to change public policy. Approval of the Amoco proposal will be every bit con,sistent with the City's policies on commercial development as embodied in its Comprehensive Plan: "3. Restrict commercial development to specific areas In accord with the Comprehensive Plan ,and avoid strip commercial development." ,(City of Roseville Land, Use Plan~ 1979, Page 8). Since the Amoco project is in ,an area specified for business it, is our opinion that it will neither change the character of land use in east' Roseville nor compromise the spirit of existing public policy as embodied in the City's Comprehensive Plan. 2. Neighborhood Impacts. An appropriately designed motor fu~l Amoco service facility will introduce only minimal additional noise and traffic to the immediate vicinity' of the statIon. There will be no noise or traffic impacts on the. neighborhood. Infrequent' odors can be a problem in the immediate vicinity 'of the station during tank filling operations. However~ a' Stage 2 vapor recovery system is being installed which will exceed current Minnesota requirements. While visua~ access may be objectionable to some, this is not' a universally held view. ,In this case, however, the station, will be almost entirely screened and buffered from the neighborhood by the existing Kinderberry Hill Child Care Center, proposed landscaping and future development. An appropriate transition or buffer is also proposed to, take place between the existing single-family' residential area and the' fuel station. It will have, no adverse neighborhood impacts: