Agenda Packets - 1998/04/27 - Laserfiche WebLink

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Planning Commission Report TOLD Development Co. Case#507-97 January 14, 1998 Page6 7. Economic Benefits. As mentioned earlier in this report, the taxes currently generated by the subject properties amounts to less than $6,000 annually. With the development as proposed, tax revenue is expected to increase to $66,000. The number of jobs created by this development,jobs potentially filled by Mounds View residents, is expected to be about 35 positions, more than half of which would be full-time positions. The wages will be competitive for the marketplace. New commercial growth creates a host of short and long term economic impacts to the community and region as a whole. These impacts go beyond the direct tax benefits and job creation, and is referred to as the multiplier or ripple effect. When a business expands or a new business comes into the community, it creates additional jobs throughout the area's economy. The multiplier for a retail business such as Walgreens is 1.4. (These numbers are estimates to be used only as guidelines in measuring the economic impact to a region from industry growth. They are developed by the U.S. Department of Commerce.) Other Issues; Discussion with the City Engineer: The issue of how the water table might be impacted with the construction of the Walgreens store has been brought up. Staff directed this query to the City Engineer for his comment. Rocky Keehn of SEH, who is a certified hydrological engineer specializing in stormwater and wetland management, explained that there should be no impact to the water table directly attributable to this project. If anything, because of the impervious surface area proposed, there might be less recharge into the water table. Recharge is the means by which a water table or aquifer replenishes itself by absorbed water through the ground. The recharge of a water table in a particular area is decreased as more impervious surface is added. The regrading of the subject parcels to prevent stormwater runoff onto adjoining properties should also lessen some of the existing problems experienced by the adjacent owners. MnDOT Meeting. On March 26, 1998, a meeting was held with MnDOT attended by Staff, Robert Cunningham of TOLD Development, Dan Soler, Ramsey County Traffic Engineer; Scott Peters, MnDOT Local Government Liaison, Michael Christenson, Assistant Division Engineer for MnDOT, Michael Chen and Jim Benshoof of Benshoof_&::Associates; and other MnDOT staff. The focus of the discussion concerned the right-in right-out access proposed on Highway 10. In a letter dated March 2, 1998, Scott Peters denied the proposed access:due to safety considerations. Specifically, there was not enough spacing between the intersection and the access point to allow for safe deceleration. This letter was followed by another letter dated March 17, 1998, from Mike Christenson, who reiterated Mr. Peter's denial, stating that it would be irresponsible of MnDOT to allow such an access. (This letter has been attached for your reference.) In addition to this, however, he pointed out that MnDOT does not"own" the access rights for this location and as such cannot prevent theaccess being granted if the City so desires. The meeting expanded on this theme in that MnDOT could not actually deny the request since the approval was not theirs to give. - The applicant and his traffic experts pointed out that the addition of the right turn lane on County Road I and the removal of the Eastwood Road access actually improved the overall functioning of the intersection, to which MnDOT and Dan Soler agreed, yet they did not feel the benefits exceeded the possible dangers associated with the proposed Highway 10 access. The meeting adjourned without MnDOT changing its position.