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9. The City stormwater management policy states that the run-off rate in a 10-year storm under developed conditions not exceed the run-off rate in aiD-year storm undeveloped conditions. The applicant has proposed a pond for the southeast comer of the site. The pond must meet this requirement and have enough volume to contain the 1 DO-year event. The pond shown appears to meet this criteria. However, the applicant must submit drainage calculations signed by a professional engineer to confirm this. 10. The owner should work with his employees to develop a plan in an event that a fuel spill occurs on site. It is desired to minimize the amount of fuel that would enter the City's storm sewer system should a fuel spill occur. Summary and Staff Conclusion: I. In order of magnitude, the Kath application must be looked at first as a request to amend the Comprehensive Land Use Guide Plan, secondly as a rezoning and PUD plan approval and finally as a request for a conditional use permit and preliminary and final plat. In reviewing the goals and policies contained in the City's Comprehensive Land Use Guide Plan, it is staff s interpretation that the goals and policies listed above support an amendment to the Comprehensive Land Use Guide Plan, especially when taken in concert with the proposed B-1 zoned lot. The goals and policies cited show consistency with the City's Comprehensive Land Use Guide Plan. Careful planning and attention to details can develop a project with a human scale and a sensitivity to the surrounding neighborhoods. 2. Minnesota State Statutes make it clear that City zoning ordinances and maps must be consistent with their Comprehensive Land Use Plans. Therefore, if the amendment to the Comprehensive Plan is approved, the rezoning would also be appropriate. 3. Concerning the conditional use permit and General Concept PUD Plan approval, the applicant has demonstrated compliance with the City's design standards and special standards related to motor fuel stations with their proposed development plans. A review of the 6 criteria considered with the issuance of a conditional use permit points out that these criteria are not black and white, but instead tend to be rather gray. The goals and policies cited show consistency with the City's Comprehensive Land Use Guide Plan. 4. Given the intensity of this use, there will be some impact such as increased traffic turning movements, hours of operation, site lighting and noise levels that must be weighed very carefully. As previously discussed there will be on site traffic circulation problems. While there is capacity in the street system, traffic and turning movements will be the most notable change with this project. It would seem that current market values for surrounding properties could only be helped by the removal and replacement of the dilapidated buildings and vacant lots. In the longer term, however, it is more difficult to provide such certainty. The new, revitalized Kath investment may increase the commercial value of the other three comers for auto dependent uses. While these criteria 9