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<br />Amoco Fuel Station Evaluation <br />March 10, 1992 <br />Page 4 <br /> <br />3. Impacts 'On Adjoining Land Use. A maj'Or c'Oncern can be ,the proSpect <br />of creating a precedence for similar commercial devel'Opments on <br />adj'Oining lands,. a problem that does not ~xist at this location given <br />existing land use patterns. Vacant lands to ,the east of the station do <br />nat have ,commercial value similar to the subject site due ta,difficult <br />access and all other lands are already c'Ommitted. The existing PUD <br />als'O precludes such development. <br /> <br />4. Viable Alternative Land Uses. Alternative uses include multi-family, <br />'Office and instituti!Jnal uses virtually all of which will have a. greater <br />impact on the neighborhoad 'and nane'of which will be ''Of service ta <br />the neighbarhaad like' Amaca. High-density residential is prabably <br />the mast viable, alternative use but will likely be, the most <br />'Objecti'Onable ta the neighborhaad. Office devel'Opment is nat viable" <br />due ta market 'canditions which will relegate the ,land ta idleness far <br />many years. All alternative uses will have substantially greater <br />traffic impacts an Lexingtan Avenue and create greater delays at <br />Grandview Avenue than the "prapased Amaca gas, station. No <br />alternative use will provide service t'O ex.isting neighborhood <br />residents or' be 'Of benefit to the neighborhood ,like Amoco. <br /> <br />5. Impacts an Infrastructure. The Amoco statian will have a minimal <br />impact 'On infrastructure and will require literally .no increase. in <br />servicing costs by the City. <br /> <br />SUMMARY <br /> <br />A well desig'ned gasaline station that is architecturally sensitive ta the <br />neighborha'Od is an, apprapriate use far the subject site based an aC,cepted <br />land use planning principles: <br /> <br />1. This facility will be designed to blend with and will n'Ot change the <br />land use character of east Roseville, <br /> <br />2. It will be cansistent with current public land use policy, <br /> <br />3. There are no appartunities fQr proliferation 'Of this or similar uses <br />onto adjacent properties, <br /> <br />4. It will have a lesser impact on traffic and the neighborhoad than' <br />alternative. uses, <br />