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0 Mounds View Planning Commission April 16, 1997 Special Meeting Page 14 7. Planning Case No. 477-97 Silver Lake Road and Highway 10 Applicant: D.W. Jones, Inc. Request for a Rezoning from B-2 to Planned Unit Development to allow a gas station with fast food and car wash components; restaurant; senior housing complex; and office building. Representatives of the applicant, D.W. Jones, Inc, were represented at the meeting. Director Sheldon reviewed the staff report dated April 16, 1997. She reminded the Commission that there was a lengthy discussion at their last meeting regarding this project and the general consensus of the Planning Commission was that the overall combination of uses appeared suitable with one exception; the gas station. She believed their main concern was the number of gas stations already existing in Mounds View. Another concern expressed by the Commission was the amount of • development on the site and the extent that the development encroaches into the wetland buffer. She reminded the Commission that at their last meeting, they directed Staff to prepare two resolutions: one for approval and one for denial. She informed the Commission that, in the resolution of approval, the main point of emphasis is that the research done on the Area 9 study for Highway 10 indicates that the proposed uses are suitable for the area. The reasons cited in support of approval include: the proposed development is supported by a recent consultant study of the type of uses that would be feasible and marketable in the Area 9 Section of Highway 10; it provides a mixture of uses that appear compatible with the surroundings; within the development, the uses are complimentary to one another; the traffic study shows that the Highway 10/ Silver Lake Road intersection will continue to function at an acceptable level of service; and the development meets the specific criteria in the PUD district. Director Sheldon explained that in the resolution of denial, one of the points concerns the relationship to the Comp Plan. The Comp Plan that refers to promoting and facilitating development of commercial activities which are complementary to those that are already existing and with respect to all of the uses except the gas station, she felt the request has been met. With respect to the gas station, the resolution suggests the Planning Commission make a finding that there is an excess of this type of use in the surrounding community. Additional concerns are the possible detrimental affects of an additional gas station in a community that • already has six and that the traffic study has been questioned by the Ramsey