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Planning Commission Resolution No. 505-97 • Option#1 April 16, 1997 Page 2 2. The geographical area involved. 4. The character of the surrounding area. This subject area is for the most part vacant. The only improvement is a small insurance office near the corner of the subject property. A large proportion of the area is federally protected wetland, the balance is uplands covered in prairie grass and scrub trees. There is an 83-unit senior residential building to the south of this project, Highway 10 and commercial developments to the east, and a service station and multi- and two-family residential districts. TJB Homes has an office building within this section of land to be developed, but it is not included in the proposal. 3. Whether such use will tend to or actually depreciate the area in which the use is proposed. The applicants have provided an estimated tax impact analysis of the subject propetty showing the current taxes paid and the projected taxes paid with the uses proposed. Taxes paid are expected to increase a minimum of$215,000 as a result of Staff has no information to indicate one way or the other the impact upon neighboring • property values, but assumes it to be positive. The commercial businesses in the immediate area will benefit with the new uses, however the residential areas across Silver Lake Road may be negatively impacted if traffic congestion results. 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 recently completed SRF 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 for the gas station, car wash and fast food, 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.