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• Planning Commission Resolution No. 505-97 • April 16, 1997 Page 3 the plan coordinates the improvements on this property. The traffic study indicates that the intersection at Highway 10 and Silver Lake Road will continue to function at an acceptable level of service. The senior facility to the south should benefit as a result of this project with the added facilities within walking distance and the prospect of more seniors with which to gather. 5. The demonstrated need for such a use. According to the Towle marketing study prepared as part of the Section 9 Redevelopment Plan for the Highway 10 corridor, the uses proposed with the exception of the gas station/car wash/fast food component are listed as being well suited for the area given the market. While a demonstrated need was not exhibited specifically for the gas station, car wash and fast food, the Towle study stated that high impulse, convenience commercial was the highest and best use for the parcels at the intersection of Highway 10 and Silver Lake Road. A separate marketing report supplied by the applicant shows that a large percent of the volume on Highway 10 is not being captured by the existing service stations. The car wash proposed is a soft cloth wash, as opposed to the existing"touch- less" and self-wash options already present in the City. • WHEREAS, the Mounds View Planning Commission finds that this proposal meets the purpose and intent of Planned Unit Developments as stated in Section 1120.01 of the Mounds View Municipal Code in that the applicant has planned the overall development of this property and included an appropriate mix of uses which compliment each other and will add to the vitality of the City. Requirements have been included to ensure high quality architectural design and coordinated signage. WHEREAS, the Mounds View Planning Commission finds that this proposal meets the general requirements and standards for Planned Unit Developments(Section 1120.02)through the stipulations established in Exhibit 1 to this resolution; and WHEREAS, the Planning Commission finds that this proposal meets the special requirements and standards for mixed-use PUDs (Section 1120.03, Subd. 3) as follows: Required Provided Minimum Project Size 5 acres 12.96 acres Minimum Street Frontage 200 feet 960 feet Minimum Property Width 200 feet 780 feet Landscaping, Screening and Surfacing: • (1) The entire site,other than that taken up by structures or landscaping shall be surfaced with a material to control dust,drainage and erosion.