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are somewhat subjective, it is staffs interpretation that on balance, the development plan proposed by Mr. Kath meets the criteria for the issuance of a conditional use permit. In summary, then, the staff finds that this redevelopment/replacement project can meet the current intent ofthe Comprehensive Plan and the City codes. However, the issue oflong term (20 year) property value and traffic are less clear. As traffic movements and congestion increase at this comer, the City must make great efforts to see that the three remaining comers do not change or increase in intensity of use and traffic generation. Staff Recommendation The staff recommends approval of the proposal guardedly. The land uses are generally acceptable; yet, the internal circulation plan needs additional improvements. In the staffs opinion, the Kath proposal itself can meet the criteria of the Plan and Code, yet it is impossible to address the longer term issues, especially on the other three comers. SU22ested Actions By motion, recommend to the City Council: I. Approval of a draft resolution amending the Comprehensive Plan Map subject to Metropolitan Council approval. The Metropolitan Council has sixty days under Minnesota Statute 15.99. (Commission normally states reasons as; "Whereas...") 2. Approval of a draft Zoning Ordinance Map amendment from B-1, B-2, and B-3 to PUD and B-1, effective after approval, signatures, and publication. 3. Withholding approval of the draft General Concept PUD Plan and Conditional Use Permit until the internal traffic circulation and driveway capacity issues are resolved to the satisfaction of the City Engineering staff and the City's traffic consultant. Staff does have conditions ready regarding the PUD and CUP. It is also possible the Planning Commission may have additional concerns/conditions to add. The Council may wish to seek an extension of review time to receive further detail on the circulation issues. 4. Approval of the preliminary and final plat, subject to completion of a subdivision development agreement, review by the City attorney and signatures of City Manager. 5. Recommend authorization of Mayor and City Manager to sign the final plat only after all Comprehensive Plan, zoning, and conditional use permit, as well as, subdivision development agreement are complete. Copies of draft resolutions will be available at the July 10th meeting. Staff report by: Mike Falk 10