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Planning Commission Report TOLD Development Co. Case#507-97 January 14, 1998 Page 5 3. The demonstrated need for such use. The applicant's client--Walgreens--has done considerable research with regard to market conditions and long term feasibility for this particular site in Mounds View and feels there to be a strong need and economic viability for a store at this location. Residents in the adjacent neighborhood have expressed concerns over what will happen if Walgreens fails and the building is left vacant. Staff understands that TOLD Development Company will be the owner of the site, from whom Walgreens has entered into a twenty-year lease contract. However, in the event the use changes, covenants have been, or will be attached to the city-owned parcel prohibiting certain types of uses. 4. Drainage. Residents west of the subject property have expressed concerns that this development will increase existing problems with flooding in their backyards. Addressing this possibility, the developer pointed out that there should be less stormwater run-off onto adjoining properties after the development than there is now as a result of regrading the site to divert all run-off to on-site storage_ponds The City engineer will review the grading:and drainage to ensure that this willbe the case. Rice Creek Watershed District will:also'review the plans and will need to issue a permit. 5. Traffic and Access. Because of the site's location at the corner of the City's highest volume intersection, the traffic impacts of this use should be examined closely. The applicant is proposing a full access on County Road I and a right-in right-out onto Highway 10. In addition, Eastwood Road is proposed to be closed, which raised considerable concern at the neighborhood meetings from the residents living on Greenwood Drive. The developer has provided a traffic study prepared by Benshoof& Associates to investigate this and other traffic impacts of the development. Currently, access to Eastwood Road from Highway 10 or eastbound County Road I is restricted, diverting many vehicles onto Greenwood Drive. According to the analysis, the closing of Eastwood Road would redistribute 330 vehicles in a 24-hour period onto adjacent neighborhood streets. Greenwood Drive is shown to increase from 510 vehicles a day to 664 vehicles a day. With the traffic to be generated by the proposed Walgreens, there would be an additional 50 vehicle trips, raising the total daily volume to an expected 714 vehicle trips per day, which represents a 40 percent increase. MnDOT has indicated that they will not approve any access onto Highway 10. Ramsey County traffic engineers do-not foresee any problems with the development in terms of traffic and access on County Road I. • • 6.•Public Safety. Mounds View Police Chief Tim Ramacher and his staff have reviewed the proposed plan. Chief Ramacher has noted that any time vacant land is developed, there will be an increase in police activity because there will be more people activity and cars on the site. Accidents, theft, vandalism and disorderly conduct are examples of the type of incidents which may occur. Because of the buffers provided around the development, he would expect these problems to be confined to the site and he does not expect the surrounding area to be adversely affected. The Fire Marshal for the Spring Lake Park/Blaine/MoUnds View Fire Department has reviewed the plans and has responded that the proposed plan for this development does not present any areas of concern. The City will require a cul-de-sac radius Of 50 feet, which the Fire • Marshal finds acceptable for fire truck maneuverability.