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In summary, then, the staff finds that this redevelopment/replacement project can meet the current intent of the 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. The staff recommends approval of the July 18, 1996 revised site plan and proposal, guardedly. The land uses are generally acceptable. In the staffs opinion, the Kath proposal itself can meet the criteria ofthe Plan and Code, yet it is impossible to address the longer term issues, especially on the other three comers. Sueeested Council Actions: By motion, based on the July 18, 1996 revised plan and proposal, it is recommended that the City Council: 1. Approve a resolution amending the Comprehensive Plan Map subject to Metropolitan Council approval. The Metropolitan Council has sixty days under Minnesota Statute 15.99. 2. Approve a Zoning Ordinance Map amendment from B-1, B-2, and B-3 to a concept PUD (at this time) and B-1, effective after approval, signatures, and publication. 3. Approve the Conditional Use Permit for the motor fuel station and car wash, ultimately adding these conditions to the Planned Unit Development Agreement. 4. Approve 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 PUD/conditional use permit agreements, as well as the subdivision development agreement are complete. Staff Report by: Michael Falk 11