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2.5 It is estimated that the proposed redevelopment will triple the market value of the property and generate $11,812 in property taxes which is $8, 100 more tax dollars annually from what is currently being collected. The redevelopment will not increase jobs but will convert some part time jobs to full time if approved as a 24-hour store. 2.6 Speedway SuperAmerica submitted the required final development plans, including site, drainage, landscape, and building elevations. Being relatively flat, the proposed site grades will be slightly modified to match proposed improvements. Because the site is not adding any new impervious site area ponding is not required. However, staff has suggested slight modifications in the drainage plan and the removal of stormwater. More detail will be required as part of the final approvals. 2.7 Section 1008 of the City Code outlines the requirements and procedures for a planned unit development. 3.0 ST AFF COMMENTS & FINDINGS In reviewing this item, staff has the following comments: 3.1 The City's Comprehensive Plan map designates this area for Business. The zoning of the site is General Business District"B-3". A gas/convenience store is a pennitted use in a "B-3" zone. The area to the west and east are the Hamline Terrace Apartments & the Hamline House Condos, respectively, and zoned General Residence (R-3); to the north is the Hamline Shopping Center zoned Shopping Center District (SC); and to the south are single family homes zoned Single Family Residential (R-l). Maps are attached. " ", 3.2. The City's Comprehensive Plan text currently does not specifically address any of this particular site, however does address the shopping center to the degree that should it be redeveloped or razed, that more multiple family housing might be proposed. Further, the policies within the plan provide direction to eliminate blight, upgrade neighborhoods with a mix of compatible uses, and diversify and solidify the tax base. 3.3 In conjunction with the application for concept development plan approval, the following documents have been submitted and reviewed by staff in preparation of this report: a. A grading and erosion control plan including layout of off-street parking areas, and building/canopy location (03/15/99); b. Building elevation plan~ ~v3/I 5/99); c. Building floor plans (03/15/99) d. Site, landscape and utility plans (03/1 5/99) 3.5. A complete utility, lighting, paving, grading, site, landscape, signage, and drainage plan must be submitted to and approved by the City prior to consideration of the final development plan. Revised plans are anticipated on Monday, May 24, 1999. PF3073 - RCA (05-24-99) Page 3 of 6