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City of Mounds View Staff Report Planning Case No.477-97:D.W.Jones Property May 24, 1997 Page 5 • by SRF Consulting is to join the two corner parcels and re-zone them to B-3,Highway Commercial. B- 3 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. A market analysis was prepared in conjunction with the SRF Report by the Towle Real Estate Group. The Towle Report concluded that this site's highest and best use would be a mixed use development. The types of uses noted as feasible included an intensive development oriented for commercial business that relies on"impulse"traffic, rather than destination- oriented traffic; low-rise office and/or medical/professional building that would be oriented to either a single tenant or multiple tenants; some type of destination-oriented commercial service facility(or facilities)such as light auto repair, a mortuary, a bank, etc; and a higher density residential project or partially-or fully-assisted senior housing complex. The property at the corner of Silver Lake Road and Highway 10 was identified as the most valuable property in the study area, and that it was ideal for convenience-oriented, "impulse"type commercial development. All of the uses proposed are consistent with the Towle report. There has been some concern expressed by the Planning Commission, and by citizens participating in the discussions during the Area 9 Study that they did not want to see another gas station developed along Highway 10. Some people have stated that they feel that Mounds View already has a sufficient number of gas stations, and another gas station is not needed. Some people have said that their opposition is based more on the image that a gas station presents at the gateway to the City's Village Center. Others have said that it is the use itself which is objectionable. • Staff believes that there are ways to design the corner development in a way that presents a pleasing image and creates a gateway to the Mounds View Village Center. We have discussed with the applicant the idea of upgrading the materials used in the buildings,widening the landscaped area at the corner so a low wall could be built with signage announcing that motorists are now entering the Mounds View Village Center; adding shrubs,trees and flowers at the corner;putting low, decorative fencing along the Silver Lake Road and Highway 10 frontages tied to the wall to create a feeling of a gateway; and installing special lighting. Staff would also suggest that the Western State Bank be approached to ask if a similar entry statement could be built on the north side of Highway 10(wall, signage, fencing, lighting and landscaping). We have also talked with the applicant about pushing the building into the corner, and they do not regard that as a feasible alternative for the convenience store/gas station use. The applicant's preference is to establish the gateway using landscaping, signage, lighting and fencing rather than using the building at the corner, and they have indicated that they are very willing to use high quality design in developing this site. The questions before City Council consist of the following: • Is it possible to achieve the community desire to create a gateway and accommodate the proposed gas station use? Staff believes that there is a design solution to this question, and the applicant has indicated a willingness to do what is needed. • Is the gas station use acceptable, given the fact that the zoning must be changed to allow it to be developed? The community has a choice since the current zoning does not allow this use and • the City Council must approve any change in zoning. It has been noted earlier that the Towle Report considers this type use as most appropriate for this site. The applicant has provided a