Agenda Packets - 1997/04/28 - Laserfiche WebLink

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Planning Case No.477-97 D.W. Jones PUD Project April28, 1997 Page 4 • #3. The third is to disapprove the PUD, and request the applicants to get the information noted above and have the design study done, before they reapply. If City Council chooses#1, introducing Ordinance 599 for first reading is the appropriate action. We have prepared suggested motions, which are stated at the conclusion of this report, if City Council chooses either#2 or#3. Discussion: Consistency with Comprehensive Plan: According to the Comprehensive Plan, this area of District 1 is designated as mixed use planned unit development. The Comp Plan suggests that development of this land should include provision for a pedestrian/bicycle trail system to tie the various elements of the"City Center" together and to provide connection to community-wide trails. The applicant proposes to construct a sidewalk parallel to Silver Lake Road from Highway 10 to County Road I. The use of planned unit development zoning and the proposal for a mixture of uses is consistent with the Comprehensive Plan. The Comp Plan does not include much information on how developments in the Highway 10 corridor are to be designed. There has been more recent attention to the need to establish an overall development plan for Highway 10 which would include design elements. Highway 10-Area 9 Study: SRF Consulting prepared a redevelopment plan for this section of the • Highway 10 corridor which was presented to the City Council on April 7, 1997. The study included a market analysis done by Towle Real Estate. The SRF report suggested that a Planned Unit Development would be the preferred alternative for developing this group of parcels, and that a different alternative would be to join the two properties nearest the corner of Silver Lake Road and Highway 10 and re-zone them to B-3, Highway Business District. This zoning would be consistent with the types of uses best suited for this location: non-destination types of commercial development, based on impulse buying and catering to the needs of the high volume of traffic present daily on Highway 10. Land Uses; Demonstrated Need for Uses: The Towle market analysis identified the following uses as either non-existent or deficient within Mounds View: • Heavy industry • Health and fitness center • Wholesale trade • Movie theaters, museums or art galleries • Major or discount food markets • Assisted living senior housing • Regional retail center • Medical facilities • Cemeteries or mortuaries • Drug store The Towle report provides specific conclusions related to the D.W. Jones property as follows (pp. 16-17 of the report): "From all of the above information and analyses, and considering the physical,political, environmental • and socio-economic factors affecting the subject area, it is evident the larger tract of land in the southeast