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Associate Planner Dalnes indicated City Code requires that all commercial and industrial developments maintain a 20 foot greenspace between the public right -of -way and any paved areas. The intent of the Code is to provide some areas for greenery along public roads for aesthetic and safety reasons. Ms. Dalnes stated Holiday Stationstores is proposing to deviate from this requirement on the west /southwest corner of the site of the proposed gas station. The proposed site plan indicates that a portion of the deviation will result from the increased right -of- way along the corner edge of the property. The reason for obtaining this additional right -of -way was to preserve adequate sight lines. The right -of -way was voluntarily donated by the applicant. In the area not affected by the additional right -of -way, the setback deviation is approximately 10 feet along the western edge of the property, just south of the access point, for a total greenspace deficiency of approximately 600 square feet. This area is required to accommodate truck movements in and around the site. Associate Planner Dalnes advised the platting of additional right -of -way in the intersection of Riverdale Drive and Ramsey Boulevard reduces the total lot area by approximately 1,200 square feet. This additional right -of -way reduces the size of the lot, producing less area to provide green space on the property. The total paved area within the 20 feet greenspace requirement is approximately 1,100 feet. Staff is recommending approval of the variance. Associate Planner Dalnes explained regarding the sketch plan review, the minor subdivision request is to split an existing lot, Lot 2, Block 4, Rivenwick Village 2nd Addition, at the southeast corner of Ramsey Boulevard and US Trunk Highway 10. The smaller lot would remain vacant until a later date, but would be able to be developed as the B -2 Business District permits. The larger lot to the west is proposed as the future site of the Holiday Stationstore. Ms. Dalnes advised the property is zoned B -2 Business, and gas stations are a permitted use on the site. The minimum lot size within this district is .5 acres, and the lots are proposed to be 2.4 and .8 acres in size. The minimum lot width is 100 feet and lot depth of 150 feet, and both lots conform to these standards. All standards easements are taken around the perimeter of both lots. Utilities will need to be extended to service these properties, and revisions to the utility plan have been requested to indicate this extension. Associate Planner Dalnes stated Holiday Stationstores has also submitted an application for site plan review to construct a 5,413 square foot facility located on the southeast corner of Ramsey Boulevard and US Trunk Highway 10. This store would replace the existing store immediately north of the proposed site. They are intending to remove the underground tanks and lease their existing building. Associate Planner Dalnes advised access is being proposed onto both Ramsey Boulevard and Riverdale Drive. MNDOT and City staff have requested that the access onto Ramsey Boulevard be repositioned as far south as possible in order to provide adequate space for queuing vehicles at the intersection of Highway 10. The building is proposed to be constructed of primarily brick, glass, and EIFS and conforms to the City's architectural standards for the district. The applicant has submitted color renderings for the Commission's review. Ms. Dalnes explained drainage is proposed to utilize the MNDOT drainage ditch and collect at an off -site stormwater drainage pond. Staff has asked the applicant to obtain permission from MNDOT to utilize the ditch for drainage. No on -site ponding is proposed. Staff has requested information verifying the pond is sized to accommodate the proposed development. Ms. Dalnes advised utilities are currently Board of Adjustment/December 7, 2006 Page 13 of 16