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Planning Case No. 477-97 I?.W. Jones FUD Project � Marci� 19, 1997 Page 3 parallel to Silver Lak� Road from Highway 10 io County Road I. The planned unit devetopment as proposed is consisteni with the Comprehensive Plan. Hfghwcry 10 �4�ea 9 Study: Sl� Consulting is preparing a study for Area 9 of the Highway 10 carridor, which includes tl�s property. It is the largest collection of vacant parcels in �4,rea 9. The consultant will be presenting redevelopment alternatives and a preferred redevelopment strategy tio the City Council, Economic Developmeni Commissian and Plannin� Commission on April 7. The study includes a Market �nalysi� done by T'ow�e Real Estaie. The proposal before you has been protnpted in part by interesi �enerated by the study being done. St�ff is concerned that the proposal is geiting ahead of the s�ady, arrd would r�commend that no final actian be taken by the Pianning Commission on �hBs request without the benefii of consuttant's recommendation and some poiicy direction from the City Couneil (unless w� are facing the 120-day limit for action). We have noted later in the report where fhe applicant has followed the prelirninary recommendations that have been made by the consuttani. Land Uses; Demonsit°ated Need fot� Uses: A markei sfiudy was prepared by Towle Iteal Estaie as part of the �li�hv,ray 10-Area 9�tudy. �'he following uses were identified as either non-existent or deficient withir� Mounds View: a Heavy industry a Health and fitness center a�Ihoiesale trade • Movie theaters, museurms or art galIeries � Major or discount food markets • Assisted living senior housing � RegionaI retail center o Medical facilities • Cemeteries or mortua.ries • Dnag store The uses proposed by the applicanf are described below, aiong with information for the Towle Market �tudy on the demonstrated need for the uses: Condominium project: The applicant proposes an 83-unit, three-story senior living faciliiy, haif'of which would be assisted iiving, the other half unassisted living. The project will b� simiIar to the Silver Lake Pointe project immediately saut� of the subject property. A significant portion of the building would be located within the officially designated weiland bu�'er zone. The Tow1e report identified Area 9 as a"prime area" for senior, assisted living housin� developmenis. Offic� buildin�: The applicant is proposin� a one-siory s�acco building for a vari�ty of small, professio�al businesses. V�Iith regard io its physical location on the site, the buiid�rig would be Iacated totally within ihe vvetland buffer zone. Of�ce uses were identified in the Towl� report as � good fii for the area. a Resiaurant: The applicant has ir�dica�ed that they are aitempting to market ihe site to a sii- down, food attd drink type of establishm�nt, as opposed to fast-food, of which the Ciiy currentiy h�s rnany examples. �s the loi is configured, it does not make good use of ih� naiurai ameniiy of the wetland. Sta� sugg�sts cansideration of an aiternative placement for ih� res�aurant parcel and the access drive to make better use of the weiland.