Agenda Packets - 1997/04/28 - Laserfiche WebLink

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• Planning Case No. 477-97 D.W. Jones PUD Project April 28, 1997 • Page 6 • Restaurant: The applicant has indicated that they are attempting to market the site to a sit- down, food and drink type of establishment, as opposed to fast-food, of which the City currently has many examples. The site plan date stamped 4/22/97 shows the restaurant footprint set back away from Highway 10 to take advantage of the wetland amenity. • Gas station/fast food/convenience market/car wash: The applicant proposes a convenience type of gas station with eight pumps under a canopy offering a fast food component and a quality detached car wash on site. While the community has indicated that the City does not need another gas station, the applicant points out that this site is perfect for such a use and the use is consistent with the Towle report. A second market analysis was prepared by Biko Associates for the applicants that targeted the feasibility of the gas station use alone. The study calculates that the five gas stations on Highway 10 are capturing 36% of the household and through-traffic markets for gasoline sales, based on a series of assumptions noted on page 2-3 of the report. It concludes that the market saturation by existing retailers is fairly low, and there is sufficient market to support an additional gas station in Mounds View on Highway 10. While staff does not have the expertise to critique the marketing study, one point deserves mention. The study indicates that of the 40,000-plus daily trips on Highway 10, approximately 28,500 are through trips, meaning the trip neither originates nor terminates in Mounds View. The study estimates that only 36 percent of the gasoline market is being captured by Mounds View service stations. The conclusion made from the Bike study is . that because of the low saturation levels, an additional station would not negatively impact the existing gas stations in Mounds View but would redistribute the market share on a regional basis. While this may be true, the question then becomes,just how much of the regional gasoline market does Mounds View want to capture? Staff notes that a 36 percent share of the regional market is significant for a 2.3 mile stretch of Highway 10. Tax Impact of the Project: According to data supplied by the applicant at the March 19 meeting, this project with the four identified uses would be expected to bring in an additional $215,000 to $269,000 in property taxes, depending upon which assumption(low, average, high) is used. The City's share of the anticipated property taxes with development would be approximately $35,150 to $43,980. The remainder would go to other taxing entities such as the school district and Ramsey County. The current taxes on the property amount to $21,000 per year, of which the City receives approximately $3,430. Overall Project Design: The proposed layout for this project places the high volume, high intensity commercial uses close to the intersection of Highway 10 and Silver Lake Road, as is to be expected. The placement of the senior citizen housing project is appropriate, especially as a complementary building to the existing Silver Lake Pointe project and takes advantage of the amenity provided by the wetland. Planning Commission and Staff are concerned about how the gas station relates to the corner and 40 the image it would project. The intent for this group of parcels is that any development be of a