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• Mounds View Planning Commission April 2, 1997 Regular Meeting Page 6 Chair Peterson felt that a straw poll would be a good idea to see what direction the members are leaning, but personally felt that it was too early to make a decision on the request. Mr. Mike Black, Land Use Planner for Royal Oak Realty in Shoreview, addressed the Planning Commission. He introduced the other representatives of D.W. Jones, Inc., that were present: George Winiecki, WIN Agency; Ralph and Chuck Durand, 5-D Limited; Marcel Eibensteiner of Royal Oak Realty; Brian Ross and William Smith of Biko Associates; Charles Plow, Consulting Engineer; and John Adair, Attorney of Bagly and Benson. Mr. Black presented to the Planning Commission an alternate concept plan which contains four elements: motor fuel station with fast food and car wash, family sit- down restaurant, senior housing with assisted living, and an office building on Highway 10. He pointed out that the alternate plan shows more detail of the restaurant location. He indicated that the restaurant was moved closer to the wetland to take advantage of the view and with that change came the shifting of the private road between the fuel station and restaurant. He expressed that it is • their intention to present to the City of Mounds View a mixed PUD that is consistent with the City's Comprehensive Plan and with the technical studies that have been done for the Highway 10 corridor. He summarized some of their concerns regarding the proposal. They consider the 100 foot buffer from the wetland to be excessive, but added that it is their intention to meet this requirement of the City's wetland ordinance and Rice Creek Watershed District. He indicated that they have provided a sidewalk along Silver Lake Road and would consider public use of the boardwalk and nature observation deck located in the southwest corner of the site. He expressed his concern with Staffs recommendation for a public trail along the north side of the wetland because of privacy and security reasons relating to the senior housing and businesses along the north side. He added that he cannot support that request without better clarification and further discussion. He indicated that they will satisfy the City's park dedication requirements in a cash contribution to the City. Mr. Black briefly summarized the market needs analysis and traffic impact report that was presented at the March 19, 1997, Planning Commission Meeting, pointing out that the existing service stations along Highway 10 failed to serve between 34 and 55 percent of the immediate traffic market and that the proposed fuel station will capture the existing void and will not redistribute the existing market. He added that the on-site circulation provided by the private loop street will assist in minimizing traffic and impact off the site. He expressed his desire to move on to the City Council with the Planning Commission's • recommendation. Commissioner Brooks inquired if the service station with convenience store and fast food is negotiable. Mr. Black replied that they have