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REGULAR MEETING JUNE 11, 2007 <br />Mr. Grabill advised that the property was originally built in the 1950's as a service <br />station. It is identified as a brownsfield site that is a potentially environmentally <br />impacted property. Mr. Grabill stated that he has an expertise in redeveloping <br />brownsfield properties and have done over half a million square foot of adaptive reuse of <br />brownsfield properties. The proposed used here is for a biodiesel and E85 ethanol blend <br />refueling station in addition to a car sales lot for the purpose of selling alternative fuel <br />vehicles. One of the real pickles that they have in trying to promote alternative fuels in <br />Indiana is the leader in producing alternative fuels with one of the fast ethanol plants in <br />the nation and soon this year they expect to have more biodiesel plants than any other <br />state in the country. One of the real challenges in selling those alternative fuels is having <br />vehicles (it's a chicken or egg thing) in order to burn biodiesel you have to have diesel <br />vehicles and they are very many diesel passenger vehicles available right now. Likewise, <br />if you want to run E85 or ethanol blends, then you need to have a car that is suited to run <br />fuel like that. There are a lot of new cars and a handful of used cars. The one thing that <br />he wanted to do that is a unique concept is to combine the sales of those alternative fuel <br />vehicles which is really a niche automotive market together with the sales of E85 and <br />biodiesel fuel, it is of note that there are no biodiesel refueling station anywhere in St. <br />Joseph County right now. Fortunately, TRANSPO burns a 20% biodiesel blend; <br />regrettably they buy it from the Marshall County COOP. There are two E85 gasoline <br />stations in St. Joe County, one on the far side of Mishawaka at US 20 and Bittersweet and <br />the other on the far north side of Mishawaka at SR 23 and Gumwood. There are no <br />refueling opportunities in the City of South Bend whatsoever for alternative fuel vehicles. <br />Mr. Grabill stated that he is a big fan of comprehensive neighborhood planning and wants <br />to go on record for that. In his sixteen (16) years as a commercial broker, he has never <br />ever proposed a site that had a negative recommendation from the Area Plan <br />Commission. He feels that this is a site that warrants an exception to the rule. The City <br />Plan was designed as a comprehensive planning document a vision of the City, not an <br />orthodox reading of the definitive land use plan otherwise there would not be any reason <br />for the Council to vote on rezonings once that were settled. This particular use has <br />proposed several amendments in order to address potential concerns of the neighbors. <br />Mr. Grabill stated that he met personally with over 20 neighbors, and only had one <br />person express any discomfort about this site. This is a gentleman that operates a <br />business but does not live near by. Mr. Grabill stated that they have agreed to limit the <br />total number of cars for sale to ten (10) cars displayed for sale at any one (1) time; and <br />fuels sales shall be limited to four (4) pumps. This should very substantially restrict the <br />ability for heavy traffic to be originated at this site. There is a very similar corridor in the <br />City, it is Mishawaka Avenue, in very many respects is regarding as a secondary corridor <br />by retaiUcommercial brokers. That is a vibrant street that has service stations and has <br />places where cars are fixed. Although this proposal before the Council tonight does not <br />have any repair in it. Also on Mishawaka Avenue are several car lots with cars for sale. <br />Mr. Grabill stated that the Mishawaka Avenue Area is a healthy neighborhood that does <br />well. <br />Council Attorney Kathleen Cekanski-Farrand advised that the Committee recommended <br />favorably as amended and was subject to a written commitment. If the Council is going <br />to open up the public hearing with that amendment, the bill will need to be formally <br />amended. She read the amendment in the record as follows: Section IL This ordinance <br />shall be in full force and effect from and after its passage by the Common Council, <br />approval by the Mayor, legal publication; and shall be subject to written commitments <br />approved by the Area Plan Commission addressing the following: 1. There shall be no <br />more than ten (10) cars displayed for sale at any one (1) time; and 2. Fuels sales shall be <br />limited to four (4) pumps. <br />Councilmember Varner made a motion to accept the new Section II. to Substitute Bill <br />No. 10-07 as read into the record. Councilmember Kuspa seconded the motion which <br />carried by a voice vote of five (5) ayes and one (1) nay (Councihnember Pfeifer.) <br />This being the time heretofore set for the Public Hearing on the above bill, proponents <br />and opponents were given an opportunity to be heard. <br />In Favor <br />