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Planning Case No.477-97 D.W.Jones PUD Project April 2, 1997 • Page 2 Background: At the Planning Commission's last meeting on March 19, 1997, the applicant presented plans to develop a mixed use, planned unit development (PUD) on the site bounded by Silver Lake Road, Highway 10, and the Saint Paul Water Utility easement except that part 3ccupied by TJB Homes. The development would necessitate a rezoning of the property from B-2, Limited Business District to PUD. The area covers 12.96 acres, of which approximately 4.5 acres is a U.S. Army Corp of Engineers and Minnesota Department of Natural Resources(DNR) protected wetland. The applicant proposed the following mix of uses: • motor fuel station with fast food and car wash components • restaurant • senior housing complex • office building At that meeting, the applicant provided staff and the Planning Commission with the estimated tax impact of building this project, a market needs analysis and a traffic impact analysis. The applicant has since submitted an alternative concept plan date-stamped 3/26/97 which addresses some of the concerns staff had regarding the layout and integration of the uses. The uses themselves, however, have not changed. • The Planning Commission expressed concern over the gas station and car wash components of the PUD, indicating that the City did not need more of these uses. The applicant, recognizing that the Planning Commission may not agree with the mix of uses proposed, has requested that the Planning Commission make a decision one way or the other at their meeting on April 2, 1997, unless substantial progress is being made towards a mutually acceptable end. The applicant has written a letter to staff discussing what was felt to be the three main concerns with the project. This letter is attached. Discussion Issues Resolved Consistency with Comprehensive Plan. According to the Comprehensive Plan, this area of District 1 is designated as mixed use planned unit development. The Comp Plan suggests that development of this land should include provision for a pedestrian/bicycle trail system to tie the various elements of the"City Center" together and to provide connection to community-wide trails. The applicant proposes to construct a sidewalk parallel to Silver Lake Road from Highway 10 to County Road I. The planned unit development as proposed is consistent with the Comprehensive Plan. Consistency with Highway 10 Area 9 Study. SRF Consulting is preparing a study for Area 9 of the Highway 10 corridor, which includes this property. The property is the largest collection of vacant • parcels in Area 9. The consultant will be presenting redevelopment alternatives and a preferred