1998 Planning Commission Packets

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f _ ._ i -� ��r �. ___„ __., _. _ _ � v ;, _ _ ,. ------ - --------- - - - - -- --- � _ �^� „ ��. . Planning Commission Report TOLD Development Rezoning & Comp Plan Amendment March 18, 1998 Page 2 (2) Impact to Values of Adjacent Properties. Staff contacted two certified real estate appraisers to answer this question. Both responded that there would be some impact to adjacent properties, although the extent would be difficult to quantify without perfornung a thorough appraisal process. The important variables are the type of use proposed, the existing character of the surrounding area, location to major traf�c arteries, setbacks, buffering, as well as other less critical criteria. To determine if there are any studies, research or data regarding the introduction of a commercial use into a residential area, staffcontacted a representative oithe American Planning Association's (APA) research division and requested that they send us any pertinent or relative information. While we had not received the results of their search by the time this report was written, we are confident that the information will arrive prior to the meeting on the 18th. Staffwill deliver this information to the Commissioners immediately upon its receipt. (3) Update Regarding the Applicant's Discussion with the Adjoining P�•operty Owners. The applicant has indicated that personal meetings have been conducted with all of the adjoining property owners and a cash settlement offer has been extended to them. It is not clear at this time whether or not any of the property owners have accepted the applicant's offer. The applicant will address this issue. New Information: Access Points. I have attached letters from Dan Soler, Ramsey County Traffic Engineer, and Scott Peters, MnDOT Senior Transportation Planner. Ramsey County will require that the developer improve the intersection of County Road I and Highway 10 by construction a right-turn lane on westbound County Road I onto Highway 10. From the County's perspective, the addition of the turning lane would alleviate enough of the congestion at the intersection and prevent stacking of vehicles beyond the proposed Walgeens access on County Road I. Dan Soler indicated that without the right turn lane, the median on County Road I would probably need ta be e�ctended back beyond the entrance to Walgreens, preventing full ingress and egress from the site. MnDOT's position with regard to the proposed right-in right-out access onto Highway 10 is that it will not allow for an access at this location due to (1) its close pro�mity to the intersection of the highway and county road and (2) because the property has an alternative means of access to