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Mounds View Planning Commission February 18, 1998 • Special Meeting Page 9 Commissioner Obert re-emphasized the need for an independent unbiased real estate appraiser. Gayla Keyes, 7730 Greenwood Drive, told the Commission that she has hired an independent real estate agent to assess her property. This person told her that her property would decrease in value. Cecelia Brownell, 7730 Greenwood Drive, told the Commission that the real estate agent had indicated the property would drop in value between$4,000-$14,000 dollars. She added she does not want the development in the neighborhood. Terry Moses asked if the appraisal was done by a certified appraiser, and continued by telling the Commission that there is a difference between a real estate agent and an MAI appraiser. He said real estate agents are held to lower standards that an MAI appraiser. He suggested hiring an MAI appraiser to do the work instead of a real estate agent. Director Jopke reminded the Commission and the meeting attendees that it is very important to keep in mind what the "big picture" is. He asked, "How can the staff provide the Commission, Developer and citizens with the type of information that is being requested?" He agreed with Mr. Cunningham's statement that it is very hard to quantify the effect that a development of the type will have on the surrounding neighborhood. Jopke stated the staff would make every attempt to locate information that is relevant to the situation and in turn forward that information to the appropriate people. Chairperson Peterson asked Benshoof and Associate's representative, Michael Chen to comment on the report that SEH had made regarding the traffic study. Michael Chen stated if you asked five different engineers the same question, most likely you'd get five different answers because of the way the information is collected. Benshoof and Associates gathered their information from different sources than SEH. He added that the differences in the two firm's figures were very minute. Mr. Cunningham added, Walgreen's is a neighborhood retailer, and draws its clientele from the immediate surrounding areas. The majority of the customers are live within 1.5 mile radius of the store. Chairperson Peterson asked Chen to summarize what the traffic study was indicating. Mr. Chen told the Commission the traffic study indicated the overall impact of the Walgreen's Development is not expected to have a significant negative impact on traffic to the affected neighborhood with the closing of Eastwood Drive. • Mr. Johnson stated he has lived in the neighborhood for 29 years, before the shopping center was developed, before any of the commercial developments on this section of