One of the most prominent discussions centered around the proposed expansion of Costco’s gas station, located at 12547 and 12519 Riverdale Boulevard. The plan involves relocating the existing gas pumps from the northeast to the southwest side of the property, doubling the number of pumps from ten to twenty. This relocation is part of a broader strategy to purchase the adjacent, vacant TGI Fridays property, which will be demolished to accommodate the expanded gas station.

The development requires a planned unit development (PUD) because gas stations are not currently a permitted use under the existing regional shopping district zoning laws. The city staff recommended a PUD to avoid a broader zoning change that might affect the entire shopping area. The proposal aims to address traffic congestion by redesigning the layout to improve vehicle flow. A new intersection design will replace an existing pseudo traffic circle, allowing for better U-turn access for northbound traffic and minimizing left-turn conflicts at the Northdale Boulevard entrance.

The commission also examined the planned aesthetic improvements, which include enhanced landscaping to screen the gas station from Main Street and Riverdale Boulevard. A traffic light system is proposed to streamline the fueling process, allowing customers to see pump availability from a distance. During the meeting, a representative from Costco emphasized safety concerns, particularly the confusion and congestion at the Northdale Boulevard entrance. They highlighted the potential for accidents and the need for an updated facility design to accommodate Costco’s growing customer base.

Traffic flow and safety were topics of discussion, with concerns about the adequacy of the proposed configuration being raised. The proposed plan includes a right turn lane and modifications to a U-turn feature, intended to improve overall traffic patterns. However, commissioners expressed reservations about the short distance available for vehicles needing to merge into the right turn lane. The potential for confusion during peak shopping periods was a particular concern, prompting calls for a more examination of the intersection design.

Environmental and logistical aspects were also addressed, with assurances that the decommissioning of the current gas station would comply with safety standards and environmental regulations. The process would involve soil testing to ensure compliance with state and local requirements. Moreover, concerns were raised about potential soil pollution due to the site’s long operation. The representatives confirmed that standards for fuel station decommissioning and fuel tank removal would be strictly followed.

Further discussion highlighted landscaping and screening strategies, with a commitment to enhancing the visual buffer between the gas station and surrounding areas. Representatives plans for a mixture of canopy and evergreen trees, alongside a small screen wall to mitigate the impact of headlights at night. The commission also discussed the logistics of gas delivery and signage, with Costco representatives explaining their preference for maintaining greenery over digital price displays due to price fluctuations.

Following extensive deliberations, the commission voted 6 to 1 in favor of recommending the Costco development plan to the city council, contingent upon combining the two properties before issuing building permits.

In addition to the Costco development, the commission reviewed a proposed ordinance amendment to establish a new Low-Density Residential 3 (LDR3) zoning district. The amendment aims to address inconsistencies between current zoning regulations and the city’s comprehensive plan by allowing for 3 to 5 units per acre in low-density residential areas. Proposed changes include increasing lot coverage from 30% to 50% and reducing setbacks, accommodating broader driveways and structures, particularly on smaller lots.

Some commissioners expressed concerns about reducing lot sizes, fearing that compact neighborhoods might lead to conflicts among residents. However, staff emphasized that the changes are intended for unique infill situations rather than large-scale developments. The motion to recommend approval of the ordinance amendment was unanimously passed, with the proposal set to be reviewed by the city council.