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Mounds View Planning Commission March 19, 1997 • <br /> Agenda Meeting Page 16 <br /> recommends a PUD development with mixed commercial/residential development, <br /> public and open space areas, respect for natural amenities including existing <br /> vegetation and wetlands, planning for pedestrian/bicycle trailway systems, and for <br /> attention to traffic issues. Their current plan shows four elements of the PUD: the <br /> first being a gas/convenience store at the corner of Silver Lake Road and Highway <br /> 10 which would also include a car wash separate from the main building. He added <br /> that access to the site is being carefully reviewed. The second element is a <br /> proposed family-type restaurant facility of approximately 10,000 square feet with <br /> 112 parking spaces with emphasis on food instead of liquor. The third element is a <br /> 5,000 square foot office building along Highway 10 south of the TJB Homes office <br /> building, and the fourth element is a proposed 83 unit, 3-story, senior housing <br /> project, half of which would be assisted living units. In terms of the market analysis <br /> and feasibility, Mr. Black referred to the Highway 10 Feasibility Study by Towle Real <br /> Estate which indicates that the corner property in question is clearly a commercial <br /> business corner that calls for impulse traffic rather than destination oriented traffic, <br /> such as convenience goods or quick-stop service. The report also calls for low- <br /> rise, multiple tenant office buildings and senior housing. Mr. Black believes that <br /> they have addressed all of the issues in the study as part of their plan. He added <br /> that they are studying a plan that was suggested by City staff for placement of a sit- 4) <br /> down restaurant on the site, but need to look at how it relates to traffic circulation. <br /> They also would like to take a look at the restaurant setbacks in terms of <br /> marketability of the site and its impact on visibility if it is sitting back from the <br /> highway, how close it is to the senior building, and parking. He also addressed the <br /> wetland buffer issue and the two wetland delineations that have been done on this <br /> site and the significant difference in the two. He added that they fully intend to <br /> meet City and Rice Creek Watershed requirements for quality and quantity of run <br /> off and will address any wetland concerns regarding this site. He added that they <br /> have proposed a sidewalk along the site on Silver Lake Road. In conclusion, he <br /> inquired about what the park dedication requirements will be for this project. <br /> Commissioner Miller inquired if a store and fast-food facility would be located in <br /> the proposed gas/convenience store. Mr. Black explained that a food store with <br /> convenience groceries and a fast-food restaurant would be available inside as well <br /> as a drive-up window on the outside. <br /> Mr. Black explained that other representatives were present to address the <br /> Planning Commission in greater detail on market feasibility, traffic, and tax <br /> revenues. Acting Chair Stevenson indicated that, due to the late hour, they <br /> would express their concerns first so that the applicant can address them at their <br /> next meeting. <br />