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Planning Case No. 477-97 I7. W. Jones PUD Project March 19, 1997 Page 4 lViator fuel s�a�ion/fast food/convenience store: Th� appticani proposes a convenience type of fuel station witt� ei�ht pumps under a. canopy o�ering a fast food component ar�d a quality deYached cax wash on site. VVhile th� commuruiy has i�dicated Yhat the City does �rot need another gas station, the applican� points out that #his siie is perfect for such a use, which th� Towle report seems to support. This parcel, according to Towle, is the most val�abie piece of undeveloped land in the entire study area. The use, the repor� continues, should be an intensive "fmpulse" commercial business, as opposed to destination oriented commerc�al business. The use proposed by the applicani is consistent with th� Towle Study's imdings. Tc� Impact of the Projeci: Sta�' has requested this information fi-om the applicant, which should he available prior io the April 2, 1997 Planning Commission meeting. Overall P�°oject Desagra: The propos�d Iayoui for this project places the high volume, high intensity commercial uses close to the intersection o�Highway 10 and Silver Lake Road, as is to be expected. The placement of the senior citizen housing project is appropriate, especially as a complementary buiiding to the e7cisting Silver La.ke Pointe project and takes advantage of the amenity provided by the weiland. Staff is concemed, however, with the degree io which this buiiding and the of�ice building at the easi end of the site encroach into the w�tland buffer. The applicant has caleuiated thai 45% of the buffer area is proposed to be in impervious coverage (ezther buiiding or paving), We need guidance from Planriing Commission as to how such encroachments have been viewed in the past and whether it is a point of concem. From siai�s perspective, this seems high. Also, we are concerned abaut how the uses alon� �iighway 10 are more or Iess lined up in a strip fashion, and that no use has been made of the weiiand as �n amenity for the si- down restaurant use. Staff beiieves that more work needs ta be done to better integrate the uses on the site. For example, it is not possible #o walk from the senior citizen apartments ar frorr► the office buildings Yo either of the restaurants without having to traverse the entry drive and parking lots. There are no good pedestrian cosuiectians beiween the uses. Access and On�Site Circulatiorr: Circulation on the site between the office gas station/fast food restaurant, sit-down restaurant site, T3B Homes and the proposed office building will be provided by a private access road off of SiIver Lake Road and connecting to Highway 10. There will be three accesses onto Highway 10: one at the gas station/fast food restaurant, one shared beiween the sit-down restaurant and TJB �omes, and ane for ihe office bu�ildin�. There will fve access points on Silver Lake Road: thzee for the senior housing facility, one for the private drive, and one for the gas station/fast food restaurant. Plans have been sent to �QT and to the Rams�y County iraf�c En�ineer, but comme�ts have not been received at ihis iime. The numb�r of �ccess points on �Tighway 10 appear appropriate �iver� the variety of uses. StafFwould sug�est tha� some �vork be done on whether the nurr�ber on Silver L,ake Road can be reduced. Traffic Stuc�ies: ihe applicar�i is prep�ring a trafiic s�ady assessin� th� vehicular impacf of this development. T'h�