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• Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 5 the offices are ready to be developed, that they not clear the area where the offices would be built until they are ready for construction. He believes this approach would leave approximately 200 feet of buffer. Mr. Anthony added that they could install a temporary fence to eliminate foot traffic until the offices are built. Mr. Anthony addressed the issue of what happens if the theaters close. He informed the Commission that they are dealing with the largest theater company in the country and explained that they are being financed by insurance companies with high institutional credit rating on a twenty-year long term basis and added that, in his mind, some of the most sophisticated institutional investors in the country have great faith in the longevity of the project and the financial strength of the tenant. He commented that twenty or thirty years down the line, he would expect that we may be looking at some alternate use for the theater or tearing it down and building something else. Commissioner Brasaemle inquired as to why Springbrook Theater wasn't considered in their study as one of the theaters within the five-mile radius. Mr. Anthony indicated that Springbrook is a discount theater and serves an entirely different market. Commissioner Brasaemle also inquired if there has been any • analysis available regarding if the R-2 District were fully developed with duplexes, and how many units the area would allow. Director Sheldon responded by saying there are about seven acres in that property, with 6 units to the acre, it would be about 32 units with about 10 trips per day from each individual residence. Commissioner Brasaemle also inquired what would be the peak-hour impact if developed as duplexes instead of the current proposal. Ms. Nancy Heuer, of SRF Consulting, informed the Commission that it is her analysis that there would be 10 trips per unit per day which would be 350 trips per day with ten percent of those trips occurring during peak hours. The current prediction for the theater on County Road H2 is 28 trips during peak hours. Commissioner Brasaemle inquired if there had been any consideration given to cut-through traffic from Highway 694 on Long Lake Road. Ms. Heuer indicated that the trips were assigned to the street system in accordance with the way that travel occurs in the area and is based primarily on traffic volumes on the streets so if cut-through trips are occurring now then that is reflected in the study. Acting Chair Stevenson inquired if the offices will, when they are complete, be using the same ingress/egress and what effect will this have on traffic. Ms. Heuer explained that the traffic analysis was based on the peak-hour of the adjacent street traffic and that intersections operate at a certain level of service during the peak-hour of the traffic on the street and will operate better than that when there is less traffic, and so the time period that was analyzed is at the peak hour of the