Agenda Packets - 1997/05/12 - Laserfiche WebLink

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City of Mounds View Staff Report May 9, 1997 Page 3 Surrounding Area (2) The geographical area involved. (3) Whether such use will tend to or actually depreciate the area in which it is proposed. (4) The character of the surrounding area. The O'Neil property is bounded by collector and arterial roadways, including a major highway corridor. There is a existing single family residential neighborhood on the south, across County Road H2, which runs from this roadway to County Road H. On the west side, across Long Lake Road, is a residential neighborhood comprised of three multiple family developments: Silver Lake Woods, Scotland Green, and Wildwood Manor. Both Scotland Green and Wildwood Manor are three-story apartment developments; Silver Lake Woods is a lower intensity,townhome development. The existing wetland provides a buffer between the main development area on the O'Neil property and the residential neighborhood to the west. City Hall and the park surrounding it are located across the 225 foot Highway 10 right-of-way. Donatelle's Restaurant, which is located east of the O'Neil property, is the only development which actually shares a common property line. (Mr. Donatelle has indicated to staff that he supports this project.) Immediately to the southeast is a cluster of businesses including Roberts Off 10, Donut Connection, Oasis Market and a car wash. The surrounding area is a mixture of single family residential, multiple family residential, business and civic uses. The O'Neil property is sitting between two very different environments, i.e. the single family neighborhood on the south, and the highway corridor on the north where commercial development has concentrated in Mounds View. 111111 At both of the neighborhood meetings, there was considerable discussion about whether this project would cause property values to go down in the residential area south of the O'Neil property. The developer has offered to purchase any home along the County H2 frontage shared by the O'Neil property for 10%over the appraised value, as an indication of his conviction that the proposed project will not have a detrimental effect on property values. The applicant has taken several steps to isolate the theater from the neighborhood, and in effect, the potential buyers will be looking at a buffer area and at one-story office buildings and a screening fence. The main part of the parking lot is 160 feet away from the south property line; the theater building is 240 feet away. The potential buyers may give more attention to the businesses at the Highway 10-County Road H2 intersection than the theater, because these businesses take access from the road going through the neighborhood and are far more visible to people coming and going from the neighborhood. 3. Long Term Viability; Market Demand; Suitability of Location (5) The demonstrated need for such use. The applicant has provided a market summary as part of their application along with a map showing the location of theaters relative to the O'Neil property(see Attachment 4). The theater industry uses a five mile radius as the area to be served by a theater complex. The market summary for the Carmike Theaters shows that there are no theaters within a three mile radius and one theater complex within five miles (Northtown). They do not consider this theater as competing with the proposed project because it is older and has only four screens. They have not included Springbrook on the map because it is a discount theater and serves a different market One of the theaters approved in Coon Rapids is just inside the five mile radius;the