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motor vehicle service stations includes the servicing of vehicles, which would not <br />be appropriate for a neighborhood commercial zone, the proposed amendment <br />would make it possible for convenience stores to sell gasoline and not be <br />classified as a motor vehicle service station. <br /> <br />Since the retail sales are a permitted use, a business such as Tom Thumb or a <br />Brooks Superette, if they did not sell gasoline, would be allowed as a permitted <br />retail use. If they decided to sell gasoline, that would trigger the need for a <br />conditional use permit. The plan would then be reviewed by the Planning <br />Commission and City Council. <br /> <br />If retail sale of gasoline were allowed as a conditional use, the impact of traffic, <br />which is often the main concern, can be addressed during the process of applying <br />for the conditional use permit. If it turns out that traffic will be a problem, the <br />number of pumps could be limited and the facility scaled down to meet the <br />character of the surrounding area. <br /> <br />On a related matter, this discussion of including gasoline sales as a conditional <br />uses leads to another auto related use that is currently allowed as a conditional <br />use, motor vehicle specialty service station. Businesses which fit this definition <br />include Midas Muffler, Tires Plus, Goodyear and Firestone Service Centers and <br />Car X. These high volume repair centers are currently allowed in the C4 district <br />even though they are not scaled to service the surrounding area but draw <br />customers from the whole Elk River area. It is suggested that the Council <br />consider ehminating motor vehicle specialty service stations as a conditional <br />use in the C4 district. Staff believes that motor vehicle specialty service stations <br />were mistakenly included in the C4 district. The intent was to include motor <br />vehicle service stations (gasoline sales) when the ordinance was originally <br />prepared. <br /> <br />Planning Commission Meeting <br /> <br />At the Planning Commission meeting held on October 22, 1996, six people spoke <br />at the pubhc hearing. The 4 who spoke against the ordinance felt that there are <br />already enough places in the City to buy gasohne. They were not against the <br />sale of gasohne as a conditional use in the C4 district, they just felt that there <br />are an abundance of places to buy gas near the existing C4 districts and the city <br />does not need any more. Their comments were site specific and directed at the 2 <br />existing C4 districts. Two people spoke in favor of gasohne sales. No one spoke <br />against ehminating motor vehicle specialty service stations from the C4 district <br />and two people said they were in favor of it. <br /> <br /> <br />