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City of Mounds View Staff Report Planning Case No.477-97:D.W.Jones Property May 24, 1997 Page 6 market study showing that there is unmet demand for a gas station. Citizen comments have indicated that there is a community sentiment that Mounds View has enough gas stations. • If the gas station use is not developed on this site,what are the alternatives? The applicant has indicated that they want the total package of uses proposed for the corner(gas station, convenience market, car wash, fast food restaurant). It is to be expected that if the gas station goes away, so does the car wash. It is unknown if a convenience store would be successful without a gas station use, but staff believes it is fair to say it will be less successful than if a gas station is included,given the consumer's drive for convenience. The possibility exists that this corner could be developed for one or two stand-alone, fast food restaurants, or that the convenience market could be combined with a fast foot restaurant. There is also a market in Area 9 in general, according to the Towle Report,for multi-family housing, office, and destination commercial like a bank or mortuary. Staff regards this as a community decision, and also feels that using this corner for something other than commercial(e.g. multiple family residential)is missing an opportunity to build the City's economic base. PUD Stipulations/Miscellaneous Staff has prepared stipulations which would be adopted as part of the general concept plan. These are attached to Resolution No. 5127. We have underlined that portions that are different from what you . saw for your April 28 meeting. Many of the changes reflect the fact that we now have more information on the wetland boundary, drainage and groundwater conditions. One issue which remains unresolved at this point concerns the Planning Commission's and staffs original recommendation that the PUD stipulations include a requirement that a trail be built around the wetland, as part of a City-wide system of trails. One of the difficulties of implementing such as idea on this property is that the TJB Homes property is not included in this PUD. The new owner of this property is opposed to having a trail behind his building, and a trail would be incomplete without crossing this property. The applicants for the D.W. Jones property are concerned about a trail behind the senior housing project for security reasons. Staff feels that it is important that a walkway connection be made between this PUD,the Silver Lake Pointe project and Silver View Park, and to use the amenity of the wetland as part of the City's trail system. (A possible alternative is to build a trailway along the St. Paul Waterworks pipeline easement from Silver Lake Road, allowing a connection between the two senior citizen buildings and a connection through the site to the businesses at County Road I/Highway 10. Sidewalks along County Road I and Silver Lake Road, and Highway 10 could create a loop around the site.)We have included in the PUD stipulations that this issue will be reviewed by the Parks&Recreation Commission and decided by the City Council as part of the development plan review. Recommendation: Option 1: Adopt Resolution No. 5127, Approving a General Concept Plan to Allow Development of Commercial and Residential Uses at 2704-2740 Highway 10 and 7801 Silver Lake Road as submitted.