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4110 Mounds View Planning Commission May 21, 1997 Regular Meeting Page 10 about the Highway 10 study that was done for this area. Economic Development Director Bennett explained that a study was conducted, with public input, and the results of the study would be presented at 6:00 p.m. on Monday, April 7th at City Hall. She indicated that she had not seen the final draft of the study but that it did mark that corner as an impulse corner and that one of the suggestions from the consultant was that it should be packaged as a planned unit development so that design elements could be carried throughout the development versus having spot development on the site. Mr. Ruggles expressed that he did not think that the Planning Commission could make a decision without first seeing the results of the study that would be presented Monday evening. Chair Peterson concurred that it would be premature to take action this evening and commented that there are many details to be worked out. George Winiecki, WIN Agency, 2732 Highway 10, informed the Commission that, in the past, he had discussed development of this site with the City and that the City had indicated that they would like to see a planned unit development for the site. He too stated that this was what they are proposing. . Chair Peterson asked that the Planning Commissioners give their overall direction regarding this project. He started by indicating that he had some concerns with the total quantity being built on the site. He indicated that the uses are acceptable, except that he is concerned with the number of car washes and gas stations in Mounds View and hesitated to recommend that part of the project. Commissioner Obert expressed his concern with the architectural integrity of the project and believes that the issue needs further review. He added that he would like to see the results of the study presented Monday evening because he believes this would play a critical role in his decision making for the development of the corridor. He was also concerned with the local residents and the traffic problems they may experience on Silver Lake Road. He added that, as a resident of Mounds View, by making the commercial corridor pleasant and pleasing, it would increase property values and, therefore, the City Council would not have to artificially raise property taxes. Commissioner Johnston concurred with Commissioner Obert that the Commission needs to wait to hear the results of the corridor study. Commissioner Johnston is also concerned with the amount of building within the wetland buffer zone and its current delineation. He admitted that, at present, he thought the project needed to be scaled back. He realizes that there are a lot of gas stations and car washes in the area, but if that was what the study recommended, he would •