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CVS Report May 5, 2004 Page 5 Traffic: The proposed development will increase the number of vehicles traveling through the intersection of Silver Lake Road and County Road 10. The developer indicates that a typical CVS Pharmacy generates roughly 195 vehicle trips per day. The site is currently vacant, but the previous use was a gasoline station. Estimated vehicle trips per day for a gasoline station are 845. Although the proposed development will add more traffic than the current use, it will not have as much of a traffic impact as the previous use. While many CVS customers will be use the right-in right-out onto County Road 10, those coming from the south on County Road 10 or from the north on Red Oak Drive will need to pass through the intersection which is controlled by Ramsey County. Even with the additional traffic resulting from the development of a CVS, staff does not anticipate degradation in the “level of service” at the intersection. There are two proposed access points to the CVS site. One access is off of County Road10, one hundred ninety-five (195) feet from the east corner of the lot (nearest to intersection). The second access point is from Silver Lake Road and is one hundred thirty-eight (138) feet from the east corner of the lot. These access points should allow for good traffic flow through the parking area and drive-through. Staff believes that the two curb cuts will provide sufficient access and egress from the proposed site. Rezoning Discussion: When considering a rezoning, the Planning Commission must determine two things: whether the proposed zoning is consistent with the Comprehensive Plan and whether or not it would be detrimental to the surrounding neighborhood. The Comprehensive Plan Future Land Use Map designates this area as mixed use planned unit development (MU-PUD). An MU-PUD is defined as, “Land containing a building or buildings with significant amounts of residential uses in combination with commercial and/or office uses.” Although the site is not being rezoned to PUD, this designation is somewhat consistent with the proposed subdivision in the sense that a CVS Pharmacy would contribute to adding the commercial component to the residential area. Staff does not feel that the proposed rezoning would be detrimental to the surrounding area because the proposed uses are similar to the surrounding uses. The area in question is located on Highway 10, which typically has commercial uses adjacent to it. Lot 3 will continue to be zoned R-4, which helps to buffer the commercial use. In addition, this area has been used in the past as a commercial property and it was not detrimental to the surrounding areas at that time. The table below shows the current and proposed zoning of each of the four lots. Current Zoning Proposed Zoning Lot 1 B-3 and R-3 B-3 Lot 2 B-3, R-3 and R-4 B-3 Lot 3 R-4 R-4 Lot 4 R-3 R-3