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04-02-1997
R ' J‘ L • MOUNDS VIEW PLANNING COMMISSION MEETING PLACE:BEL RAE COMMUNITY CENTER APRIL 2, 1997 7:00 P.M. REGULAR MEETING AGENDA 1. Call to Order 2. Roll Call 3. Approval of Minutes March 5, 1997 • 4. Citizens Requests and Comments on Items Not on the Agenda CITIZENS: BEFORE SPEAKING,PLEASE COME TO THE PODIUM,AND GIVE YOUR FULL NAME AND ADDRESS FOR THE MINUTES 5. Planning Case No.472-97 2975 Highway 10;conditional use permit for auto repair • Applicant: Spots Quick Lube 6. Planning Case No.477-97 (1) Silver Lake Road&Highway 10 Rezoning from B-2 to Planned Unit Development(PUD)to allow gas station/fast food restaurant/car wash;restaurant;senior housing complex;office building Applicant:D.W.Jones,Inc. (1) The applicant may request that Planning Commission take action on this case at this meeting, and therefore it has been listed as a regular agenda item. 7. Staff Report/Information Items a. Upcoming Worksessions April 7,6:00 PM:Report of SRF Consulting on Highway 10,Area 9 Study b. University of Minnesota Design Course need for representative and alternate schedule of meetings c. Reminder on Beyond the Basics Course 8. Chairperson and Planning Commissioners Reports 9. Adjournment to Agenda(Discussion)Meeting * * * * * ** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * 4 APPLICANTS: YOUR ATTENDANCE AT THIS MEETING IS REQUESTED. PLEASE NOTIFY CITY HALL AT 784-3055 IF YOU ARE UNABLE TO ATTEND. THANK YOU. * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * MOUNDS VIEW PLANNING COMMISSION 111 MEETING PLACE:BEL RAE COMMUNITY CENTER APRIL 2, 1997 AGENDA MEETING AGENDA I. Planning Case No. 471-97 2430 Highway 10;Highway 10/Long Lake Road/County Road H2 • Comprehensive Plan amendment from Medium Density Residential to Mixed Use PUD(Commercial&Office) • Rezoning from R-2 and B-1 to Planned Unit Development(PUD)for a 16-screen movie theater and three office buildings(33,000 square feet) Applicant:Anthony Properties 2. Review of Minutes March 19, 1997 3. Adjournment N:\DATA\USERS\PAMS\SHARE\PLANCOMM\PCAGENDA\AGENDA4.2 • Item #5 REQUEST FOR PLANNING COMMISSION ACTION • Meeting Date: April 2, 1997 Staff Report by: James Ericson, Planning Associate Planning Case No.: 472-97 Request: Conditional Use Permit, Minor Auto Repair Business Petitioner: Spots Quick Lube, Inc. Location: 2975 Highway 10 PIN No. 06-30-23-23-0005 Zoning/Land Use: B-3, Highway Business District/Vacant Auto Central Building Applicable Regulations: • Section 1104.01, as amended by Ordinance No. 590, establishes the principal building and parking lot setbacks. • Section 1114.04, Subd. 3 establishes the conditional use permit requirements for minor auto repair businesses. • Section 1125.01, Subd. 1.e. requires the Planning Commission to consider possible adverse effects of the proposed conditional use. • Section 1125.01, Subd. 3.b. states the findings to be made by City Council in granting a conditional use. Attachments: 1. Planning Application 2. Zoning Map 3. Site, Drainage and Landscape Plan, dated 3/26/97 4. City Engineer Comments 5. Hydrologic Review(prepared by SEH Inc.) 6. Letter from Applicant 7. Letter from Property Owner(Norwest Bank) Background: Since the Planning Commission's last meeting on March 19, 1997, the applicant has provided staff with updated site, drainage, and landscape plans which now show the location of the signage and lighting for the project. The applicant proposes to sod a large proportion of the site and to plant a variety of evergreens. Staff will have the City Forester review the landscape plans prior to your meeting on April 2, 1997. The lighting indicated on the site plan will be provided by two 30-foot standards along the property's Highway 10 frontage; two 18-foot standards, one of which would be located behind the building, the other by the site's entrance along Spring Lake Road; antl 7 ► Planning Commission Report • Planning Case No.472-97: Spots Quick Lube,Inc. April 2, 1997 Page 2 wall pack fixtures to be mounted upon the building. Staff has directed the applicant to arrange for a photometric analysis of the lighting to ensure the illumination will be contained on site and shielded from passing motorists and neighboring properties. Issues: Dimensional Requirements. As discussed at your meeting on February 19, 1997, all of the dimensional requirements (building setbacks, parking lot setbacks, minimum street frontage, etc.) have been met for this project with the exception of the setback of the parking lot from Highway 10. The Commission decided to consider that side of the property facing Highway 10 as a"side" rather than a"front". As a result, the required setback would be only 5 feet. The closest point of the parking lot is 10 feet from Highway 10. Parking Requirements. The Site plan date stamped 2/12/97 indicated only eight spaces being provided. The City's parking standards require nine spaces. The site plan dated 3/26/97 indicates provision of of the required nine spaces, one of which being handicapped accessible. Drainage. The City Engineer has reviewed the drainage plans and has indicated that the total run-off from the site should decrease with the removal of the excess impervious surfaces and is satisfied with the applicant's drainage plans. MnDOT will require that the applicant obtain a permit for the work proposed in the Highway 10 right-of-way. MnDOT is also requiring that the applicant provide them with existing and proposed drainage calculations to verify that drainage will not be increasing. The applicant has informed staff that these requirements will be met. As a condition of approval of this CUP and before building permits will be issued, the applicant shall provide staff with proof of MnDOT permit approval. Roadway Easement. Because Spring Lake Road is scheduled for reconstruction and widening in 1998, staff has required the applicant to dedicate to the City a permanent 10 foot roadway easement along the east property line. This easement has been indicated on the site plan. Staff has sent a copy of the easement document to the City Attorney for review. Before the City Council acts upon this conditional use permit, the easement document will need to be executed by the applicant. Fencing and Landscaping. The applicant has indicated on the revised site plan the location of a screening fence to replace the existing, dilapidated fence sections. The fence along Spring Lake Road will not encroach into the proposed roadway easement. Staff would suggest that the fence along Spring Lake Road could be moved approximately 20 feet to the west, with the end tied to the trash enclosure, and the evergreens planted in front of it so they are visible to the houses across the street. Staff would also suggest that the three junipers in the center along the north property line be replaced by two white spruce. We are checking with the City Forester, but it would be our expectation that junipers will be more of a shrub rather than a tree, and will not Planning Commission Report • Planning Case No. 472-97: Spots Quick Lube,Inc. April 2, 1997 Page 3 provide much screening of the back of the building when viewed from the residential property north of this site. If spruce trees were substituted, they should provide a better screen. Lighting. The applicant has specified three types of lighting on the site: 30 foot poles with two 1000 watt luminaires, 18 foot poles with one 400 watt luminaire, and seven wall pack lights. They have provided a picture of the luminaires which will be used on the pole standards but not the wall pack lights. Staff feels that the wattage is excessive for the site, and that the 30 foot poles should be changed to 25 foot poles with two 400 watt luminaires (total 800 watts). We are also concerned that the wall pack lights will shine outward rather than down. A condition has been included in the resolution which would require the specifications for lighting on the plan to be changed, a picture of the wall pack lights to be provided, and that shielding on the wall pack lights be included. Signage: The signage proposed is noted on the plan. It includes one twenty-foot pylon sign along Highway 10 with 48 square feet of internally illuminated signage. The maximum signage for pylon signs is 340 square feet at a height not to exceed 35 feet. The signage proposed is within the limitations of the Sign Code. In addition, there are also an entrance sign, and two small direction signs proposed, with each sign having six square feet in size and a maximum height of • two feet. The height limit of two feet is important for the entrance sign so it does not obscure motorists' vision as they exit the site. There will be three signs on the building: the company name (10.5 square feet), an"enter" sign(7.0 square feet) and"exit" sign(6.0 square feet). This amounts to 23.5 square feet of signage on the building, which is within the 100 square-foot limit imposed by the Code. Recommendation: Approve Resolution No. 500-97recommending to the City Council approval of a conditional use permit for Spots Quick Lube, Inc. to operate a minor auto repair facility at 2975 Highway 10, with stipulations. N:\DATA\USERS\PAMS\SHARE\DEVCASES\472-971SPOT-PC2.RPT • x:11 I Ve MOUNDS VIEW PLANNING APPLICATION APPLICANT: Spots Quick Lube Inc . Phone 612-934-2837 ADDRESS: 6300 Carlson Drive Eden Prairie, MN 55346 • Street Address, City, State, and Zip Code Interest in Property (check appropriate box): ❑ Owner of Property ❑ Contras for Deed Owner ❑ Lessee, Operator, Manager • ❑ Agreement to Purchase • ❑ Other (explain) Documentary evidence of applicant's interest in he property may be required before Snat C;tr acton of this request PROPEPTY INVOLVED: Address/Genera; Location 2975 Highway 10 Legal Description or Property Identification Number Pin # 06-30-23-23-0005 Legal Owner: Name/Address Currently Norwest Banks Inc . Will be : Spots Quick Lube Inc . Present Use (check appropriate box): ❑ UndevelooeciNacant C Single Family Dwelling ❑ Duplex/Two Family Dwelling _ • ❑ Multi-Family (No. of Units ) 4` i Business/Commercial Establishment ❑ Industrial Establishment ❑ Other (explain) Property C:assincation: [ Abstract Tcrrans REUEST: Required Permits to operate a Quick Lube . 'Please note: Applicant may be resccnsibie for ecotone! fees asscciatea with the revi-w ct this recuest. I HE=E Y DECLASS THAT THE ABOVE STATEMENT AIE TRUE. t OIL Rims-rgrgew ,r,r�e�x,erw,revreSignature �r�e,rte+t:: .tea-it:+rrnorwr.e +r .a+rir:vre rrlr::7z:VrV Rezoning 5C0/acre.minimum 5200.maximum 51,000 Park=.ind Oacication Fee .pllaaance R-1 Tt RR-2•S73.ail others 5200 Data Paid ' ititor'at R-1 ta R-2•575.sil others 5200 Cade Aripeer necaiat Number S7� Oeveico«Site Plan Review 5100/acre.;minimum 100.;maximum S5C0 Total Fees Paid Minor Suooivision S150 NIS7prt c Cate Para - ..,, Mer SUOQ 5250 plus 5250 deccsit neceiot Number -: C..mo. ?!an Amendment 5200 'Neuana Alteration Permit 550 oius deocsrt damn mines by Staff • 'Wenana Surfer Permit Data icnai Fee P,id 510 Data Paid Panning Sign 550 pi jo- Receipt Number 5.150 PUO Amendment 5150 Daae of final adman APPRCVED 7. 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W m o ~ \ 8106 cy N N N N N 0 N. 8111 N 'A 8100 N • - j.. 808a ^�NI7n ^N m mo NN N 44 \ 'n 8060 8065 1 8084 8i • N Qf `V 8Q40 8046 3 5 \ . 8-3 8045`5 I . :R—Q 8030 � • /‘ 906 -- 8026 ,O N N . , , 8020 8025 8 8 ip 8016 _ L:_ ( ( \N •' 7980 8005 80CC n t ( ( 7990 n ( � (i) 7980(44 I I 7980(+_ ( 4/ 7980+ O _. N ' 795a 1 N 'r O N 7934 o - � R-4 1 , 7932 v '� � .) L J 7A97 a - • Zoning Map Case No. 472-97 n 2975 Highway 10 Auto Central Site Applicant: Spots Quick Lube, Inc. MEMORANDUM C ST.PAUL.MN a MINNEAPOLIS.MN ST CLOUD.MN 67.1 CHIPPEWA FALLS.WI G MADISON. WI • TO: Jim Ericson, City of Mounds View r FROM: Rocky J. Keehn DATE: February 27, 1997 • RE: Review of Spots Quick Lube-Case 472-97 The site was previously a gas station. The environmental concern is whether or not the tanks were property removed. Although the City is not buying the property, they may want to assurance that no contaminates will show up in any private wells in the future. The drainage will flow to MnDOT right-of-way so the applicant will need a MnDOT permit to work in theme right-of-way. Rice Creek Watershed District should also be notified to verify that they do not have any concerns on this project. The Mounds View Hydrologic Review data sheet is attached for your records. Runoff calculations were not included as part of the submittal. Since the land use is not changing impervious surfaces are not being increased, detailed calculations are not required. However, a grading plan that shows the existing drainage and one with the proposed drainage plans should be provided for reference. Since the storm sewer system will replace the existing drainage system which currently flows directly to to MnDOT ditch,there are smm11 drainage changes which should be noted by the applicant The proposed entrance will need a more detailed review in regards to traffic. I showed the site plan to car traffic engineer and he indicated a concern on the location of the entrance to the site. If cars are stacked-o get into the site, it could cause a problem to vehicles turning onto Spring Lake Road from Highway 10. A better alternative may be to make the north entrance a one-way in and the south entrance a one-way o x. Beforc the site is piesentcd to Council, the applicant should have a traffic engineer provide input on- location of the drives. If the city desires, we are available to do a more detailed review of the site ;o determine actual site distances and entrance locations. Fees for a more complete review of the site will nee reimbursed. • The last consideration is the actual connection of the drives to Spring Lake Road. Spring Lake Road scheduled to be reconstructed in 1998. If the drives are incorrectly installed, they would need to e reconstructed as part of the roadway improvement project. A little foresight should prevent this. Also, tie road will be reconstructed to State Aid standards which may put a restriction on the location of thei driveways. Prior to approval, the applicant should check with State Aid standards to verify that the locaticn of the drives will not be in violation of future requirements. If you have any questions or if I may be of father service please call me at 490-2026. RJIK/rjk/GSB Attachment Mounds View Hydrolo; Review of: Spots Quick Lube 2975 Highway 10 • Application Date: February 12, 1997 • Planning No. AMOUND9701.00 File: 80.09 P1 1 Case Number.472-97 Date 02/27/97 Reviewed b' RJK Does any of the platted area show up on the NWI map? YES NO •1 Is any of the area impactedja the cities wetland overlays areas? YES NO Are there anyI hydric soils within the platted area? YES -1 NO What LWMP drainage area is the Plat in? SL-1 Does the land use change from what was shown in the LWMP? I YES NO If YES what are the land use changes: • Are there an drains aproblems for the area identified in the LWMP YES y NO If so what are they: Are there any capital improvement projects for the area identified in the LWMP j YES I NO If so what are they: Are there any previous drainage studies for the area besides the LWMP? I YES N NO If so what are they: • Comments on back side of Sheet: PbcrA ' January 27, 1997 • The Honorable Duane McCarty Mayor, City of Mounds View City Hall 2401 Highway 10 ----- --- Mounds View MN 55112.. Re: 2975 Highway 10 :: ;.;x; , v .Sy Mounds View, MN Dear Mayor McCarty: I have submitted an application to the City of Mounds View for a Conditional Use Permit to operate an automobile lubrication retail facility at the above-referenced location. The name of the business at this location will be Spot's Quick Lube, Inc., which is a sister company of Bill Clark Oil. Bill Clark Oil has been involved in the wholesale of lubricants for 34 years and is a substantial corporate citizen in Eden Prairie. I anticipate that this business will employ 5 full-time and several part-time empk gees. • In addition, I anticipate that while the success of the business will be enhanced by the well-trafficked Highway 10, we will also attract business to the street that will benefit other businesses. I look forward to working with the city Planning Department to develop site plans that will ensure the addition of an attractive business on the street and maximize on curb cuts and other amenities that will work with traffic flow pressures. These site plans will include modifications to the site that will screen and protect the nearby residential district such as fence repair and/or replacement, and any necessary fence extensions, upgrading the lighting to meet the Planning Commissions lighting standards and the enclosure of outdoor storage, including garbage, vehicles and equipment. Moreover, I intend to enhance the visual appearance of the site by making necessary repairs to the building and parking lot, as well as by performing landscaping that will both meet the requirements of the Planning Commission and will bolster the overall appearance of the site. A site plan will be submitted shortly and will include the landscaping details. My attorney and I are working closely with Mr. James Ericson of your Planning Department. Mr. Ericson has been extremely helpful. We look forward to continued . • cooperation with the City. Should you or any council member have any questions or concerns about our business plans, please let me know. I will appreciate your support of my application for a Conditional Use Permit. • Sincerely, SPOT'S QUICK LUBE, INC. fr Ken Clark, President • • .721.= Norwest Bank Minnesota, N.A. 11111 Norwest Center NORWEST BANKS 21111111 Sixth and Marquette 11711 Minneapolis, Minnesota 55479-0001 612/667-1234 January 16, 1997 �Ge�°\ °� c��SJ` James Ericson Planning Associate City of Mounds View 2401 Highway 10 Mounds View, MN 55112 RE: 2975 Highway 10, Mounds View, Minnesota Dear Mr. Ericson: Donna Strusinski, attorney for Spots Quick Lube, Inc., requested that I send you this letter • confirming that Spots Quick Lube, Inc. and Norwest Bank Minnesota, National Association have entered into a Purchase Agreement for sale of the above-referenced property by Norwest Bank Minnesota, National Association to Spots Quick Lube, Inc. It is my understanding that you wanted confirmation of this Purchase Agreement in order to work with Spots Quick Lube, Inc. regarding a use permit for the property. Should you have any questions regarding this matter please contact Ms. Strusinski or myself at 667-2407. Very ttuly yours, XP'6(`Z Gary . Kanwischer Senior Counsel cc: Donna Strusinski Glenn McCabe • GK1521F1 • RESOLUTION NO. 500-97 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING TO CITY COUNCIL APPROVAL OF THE CONDITIONAL USE PERMIT REQUEST FOR SPOT'S QUICK LUBE, INC. TO OPERATE A MINOR AUTO REPAIR FACILITY AT 2975 HIGHWAY 10; PLANNING CASE NO. 472-97 WHEREAS, Ken Clark, representing Spot's Quick Lube, Inc., has applied for a conditional use permit to operate a minor auto repair facility at 2975 Highway 10, which property is zoned B-3 and is legally described as follows: Lot 13 of Auditor's Subdivision No. 89, Ramsey County, State of Minnesota WHEREAS, the Mounds View Zoning Code allows minor auto repair facilities in the B-3 Highway Business District with the approval of a conditional use permit; and WHEREAS, the Planning Commission has reviewed the following documents regarding this proposal: 1. Planning Application 2. Zoning Map 3. Site, Drainage and Landscape Plan, dated 3/25/97 4. City Engineer Comments 5. Hydrologic Review(prepared by SEH Inc.) 6. Letter from Applicant 7. Letter from Property Owner(Norwest Bank) WHEREAS, the Mounds View Planning Commission makes the following findings that the criteria for approval for minor auto repair facilities in Section 1114.04, Subd. 3 have been met: b. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. The proposed use will be going into an existing building, which currently is in a state of disrepair. The applicant will improve the building's and site's aesthetics, which will benefit the neighboring property owners. This criterion has been met. c. The entire site,other than that taken up by building,structure or plantings,shall be surfaces • with a material to control dust,drainage and erosion which is subject to the approval of the City Engineer. Planning Commission Resolution 500-97 . Planning Case No. 472-97,CUP for Spot's Quick Lube April 2, 1997 Page 2 The applicant proposes to remove all bituminous and concrete surfaces and repave a smaller area with asphalt. The lot will be curbed and guttered and will have two drainage catch basins to collect and route water run-off to the Highway 1 o4rainage ditch, according to existing drainage patterns. The City Engineer has reviewed the drainage plans and has found them acceptable. This criterion has been met. d. A minimum lot area,of twenty-two thousand,five hundred(22,500)square feet and minimum lot dimensions of one hundred and fifty feet(150')by one hundred thirty feet (130')be provided. This site is 27,443 square feet and has dimensions of 166 feet to the north, 244 feet to the east, 219 feet to the south, and 99 feet to the west. This criterion has been met. e. A drainage system,subject to the approval of the City Engineer,shall be installed. The City Engineer has approved the site's drainage plans. This criterion has been met. f. A curb not less than six inches(6")above grade shall separate the public sidewalk from • motor vehicle service areas. There are no sidewalks on the site other than a ten foot section behind the building. The site plan indicates that this walkway will be above grade. This criterion has been met. g. The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with Section 1103.09 of this Title. The applicant will be providing photometrics of the on site lighting to ensure that this criterion has been met. Section 1103.09 refers to glare. The light fixtures will be hooded and directed away from adjacent properties and right-of-ways to eliminate glare. h. Wherever fuel pumps are to be installed,pump islands shall be installed. No fuel sales are permitted at this site nor are there any proposed. As such, this criterion does not apply i. At the boundaries of a residential district,a strip of land not less than ten feet(10')shall be landscaped and screened in compliance with Subdivisions 1103.08 (1)through(5)of this Title. Section 1103.08 of the Code refers to fencing, screening and landscaping. The applicant • proposes to replace an existing dilapidated fence with a new six foot (6')fence of wood • Planning Commission Resolution 500-97 Planning Case No.472-97,CUP for Spot's Quick Lube April 2, 1997 Page 3 construction. There will be a area at least 14 feet in width of greenspace behind the building abutting the neighboring residential buildings, as well as a buffer in excess of ten feet(10') along the eastern property line. That area not covered'y building or parking lot/drive access area will be sodded with the exception of that land behind the fence-line, which will remain natural. No fencing, structures or plantings will be allowed within thirty feet(30') of the intersection of Highway 10 and Spring Lake Road. This criterion has been met. j. Each light standard island and all islands in the parking lot shall be landscaped or covered. There are no islands proposed as a part of this development. As such, this criterion does not apply. k. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with Subdivisions 1103.08 (1)through(5)of this Title. Again, Section 1103.08 of the Code refers to fencing, screening, and landscaping. This • development satisfies the requirements of these subdivisions. Thus, this criterion has been met. 1. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Chapter 1121. of this Title and shall be subject to the approval of the Director of Public Works and the City Engineer. Only one access point is proposed for this site. The applicant will be removing two access points from Highway 10 as well as eliminating the undefined access currently existing along Spring Lake Road. The single access point is thirty feet (30')wide and is located one hundred and five feet (105') from the intersection of Highway 10 and Spring Lake Road. The Director of Public Works and the City Engineer have reviewed the site plan and find it acceptable. Chapter 1121 of the Zoning Code refers to parking requirements. For this use, 8 off-street parking spaces are required plus 1 space for every 800 square feet of floor area over 1000 square feet. The building's area is approximately 1,500 square feet. Thus, only one additional space is required for a total of 9 spaces. The site plan dated March 26, 1997 indicates the provision of 9 spaces. This criterion has been met. m. All signing and informational or visual communication devises shall be minimized and shall be incompliance with the Mounds View Sign Code. • The applicant proposes one twenty-foot pylon sign along Highway 10 with 48 square feet of internally illuminated signage. The maximum signage for pylon signs is 340 square feet Planning Commission Resolution 500-97 Planning Case No.472-97,CUP for Spot's Quick Lube i April 2, 1997 Page 4 at a height not to exceed 35 feet. The signage proposed is within the limitations of the Sign Code. In addition, there are also two small direction signs proposed, both 6 square feet in size. There will be three signs on the building: the company name(10.5 square feet), an"enter" sign(7.0 square feet) and"exit" sign(6.0 square feet). This amounts to 23.5 square feet of signage on the building, which is within the 100 square-foot limit imposed by the Code. This criterion has been met. n. Provisions are made to reduce and control noise. This use will not create a noticeable level of noise. No pneumatic tools will be used in the operation other than for occasional tire rotations. If noise were to become a problem in the future, the bay doors can be required to be shut during operating hours. Given this stipulation, this criterion has been met. o. No outside storage except as allowed in compliance with Subdivision 4 of Section 1114.04 shall exist. The applicant is not proposing any outside storage. This criterion has been met. • p. No outside sale or service except as allowed in compliance with Subdivision 5 of Section 1114.04 shall exist. No outside sale or service will be allowed for this operation and none has been proposed. This criterion has been met. WHEREAS, The Mounds View Planning Commission makes the following findings that possible adverse effects have been taken into consideration in its decision according to Section 1125.01, Subdivision 1.e: 1. Relationship to the Comprehensive Plan While this property is designated as low density residential in the Comprehensive Plan, the site has been used commercially for the past 30 plus years, although the last two years it has been vacant. Approving this CUP will continue the inconsistency with the plan. The suitability of the site for low density residential is somewhat questionable given its location adjacent to Highway 10. 2. The geographical area involved. 4. The character of the surrounding area. This surrounding area has a mix of older housing and recent new home construction. This • io Planning Commission Resolution 500-97 Planning Case No.472-97,CUP for Spot's Quick Lube April 2, 1997 Page 5 commercial site exists, however, because of its frontage on Highway 10, which is a typical situation in Mounds View. hi its present state of disrepair, the site is undoubtedly a detriment. The applicant seeks to redevelop the site, improvingis aesthetic and economic potential. Given that this is an existing building, and a commercial business has been in place in this location, the proposed use would seem appropriate. 3. Whether such use will tend to or actually depreciate the area in which the use is proposed. Considering the fact that this site has remained vacant for the past two years, persisting as a negative presence to the area and the Highway 10 corridor, the proposed use should serve as a benefit to the community. The applicant has indicated their intent to develop the property so it will project a very pleasing image and have given landscaping the site a high priority. 5. The demonstrated need for such a use. According to the recently completed Feasibility/Highest and Best Use Analysis of the S Highway 10 Corridor, an automotive repair or quick lube facility is not listed as one of the uses"not present" in the corridor. However, only two businesses in Mounds View perform oil changes and other like services, one of which is the Saturn Dealership. The case can be made that there is a demonstrated need for this business. WHEREAS, the Mounds View Planning Commission makes the following findings relative to the criteria stated in Section 1125.01 Subd. 3.b. of the Mounds View Municipal Code: (1) The use will not create an excessive burden on existing parks,schools,streets and other public facilities and utilities which serve or are proposed to serve the area. The use will be an service-oriented business, rather than residential development, and therefore is not expected to create a burden on parks or schools. The use will replace an existing business site which was using existing streets and utilities, and the new business is not expected to increase the demands on public facilities and utilities. (2) The use will be sufficiently compatible or separated by distance or screening from adjacent residentially zoned or used land so that existing homes will not be depreciated in value and there will be no deterrence to development of vacant land. (3) The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. S The applicant is proposing to construct a screening fence around the east, north and west perimeter of the site, which will shield this use from adjacent residential properties. There is a landscaped area of at least 14 feet along the perimeter of the site, with sod and Planning Commission Resolution 500-97 • Planning Case No.472-97,CUP for Spot's Quick Lube April 2, 1997 Page 6 evergreens, between the fence and the area to be paved. These improvements will replace an existing fence in poor repair, and non-existent landscaping. (4) The use,in the opinion of the City Council,is reasonably related to the overall needs of the City and to the existing land use. The applicant will be replacing a closed and deteriorated business site, with a new business and site improvements. The proposed business is less intense, in terms of the number of vehicles parked on the site, than previous use of the site, and it will be much improved in appearance from the used car lot which was there. (5) The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. The Zoning Code allows for minor auto repair businesses in this zoning district, with approval of a conditional use permit. The property is located on Highway 10, with is the City's primary business corridor. NOW, HEREFORE,BE IT RESOLVED that the Mounds View Planning • Commission recommends approval of the conditional use permit with the following stipulations: 1. Hours of operation shall not exceed 8 a.m. to 9 p.m. Monday through Friday, 9 a.m. to 9 p.m. on Saturdays, and 10 a.m. to 8 p.m. on Sundays. 2. No sales or service shall be performed outside of the building. 3. No outside storage shall be allowed without the prior approval of an amendment to this conditional use permit. 4. The applicant shall obtain a permit from MnDOT before doing any work in the MnDOT right-of-way. The applicant shall supply proof of such permit before building permits can be issued. 5. The applicant shall follow all approved oil disposal guidelines and procedures. 6. The applicant will take appropriate measures to reduce noise from the site. If noise becomes an issue in the future, the applicant may be required to keep the bay doors closed during business hours, except to allow for the entry and exit of vehicles. Such a requirement shall not be imposed without an opportunity for a hearing before the Planning Commission. • Planning Commission Resolution 500-97 Planning Case No.472-97,CUP for Spot's Quick Lube April 2, 1997 Page 7 7. No sales of automobiles will be allowed at this site. 8. The applicant shall submit the following before the City council acts upon this conditional use permit: a. An executed document conveying the east ten feet of 2975 Highway 10 to the City as a permanent road easement. b. A revised site plan with text stating "A Roadway Easement has been dedicated by a separate recorded document dated , 1997 and recorded with Ramsey County on , 1997." c. Documentation verifying that any underground tanks have been properly removed and any results of any associated soil tests. d. A photometric analysis of the on-site lighting showing that the lighting levels at the property line are 0.5 or less, and direct rays are confined to the 11111 site. e. Revisions to the site plan as follows: (1) Two white spruce substituted for the three Blue Haven junipers along the north property line. (2) Specifications for the two lighting standards now shown at 30 feet and with two 1000 watt luminaires be changed to 25 feet and two 400 watt luminaires. (3) Specifications for the wall pack lighting which includes shielding so that light rays are directed downward and not outward. (4) Detail of the trash enclosure showing the type of construction material and opaque, latching doors. (5) The height of the pole sign(20 feet)be added to its description. (6) The fence line along the Spring Lake Road frontage be moved 20 feet to the west so that the landscaping proposed along this side of the property may be planted outside rather than inside the fence line. The fence is to be tied into the trash enclosure. 9. The applicant shall record the conditional use permit and easement document with Ramsey County within 60 days of City Council approval or this permit shall become null and void. Planning Commission Resolution 500-97 Planning Case No.472-97,CUP for Spot's Quick Lube • April 2, 1997 Page 8 BE IT FINALLY RESOLVED that the Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 2nd day of April, 1997. Jerry Peterson, Chairperson Attest: Pamela Sheldon, Community Development Director (Seal) S N:\DATA\USERS\PAMS\SHARE\DEVCASES\472-97\SPOTS-PC.RES S Item #6 • PLANNING COMIVIISSION STAFF REPORT Meeting Date: April 2, 1997 Staff Report by: James Ericson, Planning Associate Planning Case No.: 477-97 Request: Mixed Use Planned Unit Development(PUD) Petitioner: D.W. Jones, Inc. Location: Silver Lake Road&Highway 10 PIN Nos. 06-30-23-43-0004, 0036, 0037, 0007, 0009, 0006, 0003 & 0008 Zoning/Land Use: B-2, Limited Business District/Insurance Office and Vacant Land Applicable Regulations: For rezonings, the Planning Commission shall evaluate the possible adverse effects of a rezoning request based upon(but not limited to) the following factors (Section 1125.01 Subd. Le.): • (1) Relationship to Municipal Comprehensive Plan. (2) The geographical area involved. (3) Whether such use will tend to or actually depreciate the area in which it is proposed. (4) The character of the surrounding area. (5) The demonstrated need for such use. Chapter 1120 states the purpose and intent of allowing for planned unit developments, and the procedure for approval of planned unit developments (PUDs). PUDs are required to be consistent with the Comprehensive Plan(Section 1120.02 (2) Q Minimum project size = 5 acres Q Minimum street frontage =200 feet Q Section 1103.08 requires screening, fencing and landscaping. Attachments: Planning Application Zoning Map Applicant's Letter Developer's letter(new;submitted for this packet) Saint Paul Water Utility Letter Minnesota DNR Letter • U.S.Army Corp of Engineers letter Letters from Citizens Site Plan(Separate Attachment) 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 Planning Case No. 477-97 D.W. Jones PUD Project • April 2, 1997 Page 3 redevelopment strategy to the City Council, Economic Development Commission and Planning Commission on April 7. The study includes a Market Analysis done by Towle Real Estate. The Towle report identified Area 9 as a"prime area" for senior, assisted living housing developments. Office uses were also identified in the report as a good fit for the area. The corner parcel, according to Towle, is the most valuable piece of undeveloped land in the entire study area. Its use, the report continues, should be an intensive"impulse" commercial business, as opposed to destination oriented commercial business. The use proposed by the applicant seems to be consistent with the Towle Study's findings. Tax Impact of the Project. According to data supplied by the applicant at the March 19 meeting, this project with the four identified uses would be expected to bring in an additional $215,000 to $269,000 in property taxes, depending upon which assumption(low, average, high) is used. The City's share of the anticipated property taxes with development would be approximately$35,150 to $43,980. The remainder would go to other taxing entities such as the school district and Ramsey County. The current taxes on the property amount to $21,000 per year, of which the City receives approximately$3,430. Park Dedication Requirements. The Parks and Recreation Commission, at their meeting on March 20, 1997, voted to require the full amount of park dedication fee as provided for in the City Code. The fee would be equivalent to 10 percent of the current value of the land, as determined by the Ramsey County Assessor's Office. The Commission also recommended that a trailway be constructed along Silver Lake Road, which is shown on the site plan. Easements: Since the Planning Commission's last meeting, Staff learned that additional right-of- way will be needed for future Silver Lake Road improvements. The County requires 43 feet on either side of the centerline of the road, which means 3 feet are needed along the eastern edge of the property up to halfway through the property currently owned by George Winniecki, where the 3 feet becomes 10 feet due to a jog in the property. The applicant has indicated they are prepared to dedicate the necessary right-of-way. Traffic Study. At the March 19 meeting, the applicant provided the Planning Commission with a detailed traffic analysis. As a result of this development, approximately 3,914 daily trips to this site would occur on the average weekday. During the peak hours, more than 50 percent of the convenience store/gas station trips would be pass-by, or impulse trips. These are people who would have been on Highway 10 (or any of the roads) for other reasons, destined for a different location. It is estimated that the level of service (LOS) for the Highway 10/ Silver Lake Road intersection will not decrease as a result of this development being built. The current level of service is level C. Market Analysis. There have been two market studies done regarding the site where this 40 development is proposed. The first was a generalized study prepared by Towle Real Estate as part of the Highway 10-Area 9 Study, which analyzed the types of uses which would be appropriate in this section of the Highway 10 corridor. This study noted the following on pages 16-17: Planning Case No. 477-97 D.W. Jones PUD Project April 2, 1997 • Page 4 .It is evident the larger tract of land in the southeast corner of Silver Lake Road and Highway 10 has a highest and best use which is oriented for some type of mixed-use development that may include one or more of the following: 1) some type of more intensive commercial development, k-ated in the immediate southeast corner of Silver Lake Road and Highway 10, maximizing the exposure and excellent access to this site; 2) a low-rise office and/or medical/professional building that would be oriented for either a single tenant or multiple tenants; 3) some type of destination-oriented commercial service facility (or facilities) such as light auto repair, a mortuary, a bank, etc; and 4) a higher density residential project or partially-or fully-assisted senior housing complex. Not all of these uses could be built on this property because the site isn't large enough, but a combination of two or three is definitely possible. We need to stress that the most valuable piece of undeveloped land in the entire study area is the immediate southeast corner of Silver Lake Road and Highway 10. This part of the subject site should be oriented for commercial business that relies on 'impulse"traffic, rather than destination- oriented traffic. • The second study was a market analysis done for the applicant by Biko Associates on the gas station use. This study was distributed to you at your last meeting. It calculates that the five gas stations on Highway 10 are capturing 36% of the household and through-traffic markets for gasoline sales, based on a series of assumptions noted on page 2-3 of the report. It concludes that the market saturation by existing retailers is fairly low, and there is sufficient market to support an additional gas station. Unresolved Issues Land Use/Community Desires. To be approved, this proposal will require a rezoning from the current B-2 designation to a Planned Unit Development (PUD). It is our understanding, based on the Planning Commission discussion at the last meeting, that there are concerns with the gas station/convenience market/car wash use in this proposal. This use is consistent with the Towle Report and the market analysis submitted by the applicant. Staff does not have the expertise to critique the marketing study. We would comment, however, that the market for satisfying the desires of motorists traveling on Highway 10 for gasoline is probably not the full 28,500 through trips carried by this roadway. We would expect that any gas station between the beginning and end point of the motorist's commute is a possible source of satisfying that motorist's demand for gasoline. There may still be unsatisfied market demand after taking this larger market into account, but an analysis which deals with this issue would be helpful. • The point at which to deal with whether or not a use is appropriate in a community is at the rezoning stage. The current B-2 zoning on the property does not allow for gas stations, Planning Case No.477-97 D.W. Jones PUD Project Ah April 2, 1997 11. Page 5 convenience markets, or car washes. (These are allowed in B-3 with approval of a conditional use permit.) The proposed zoning would include these uses. The Planning Commission can use marketing information as a reference point in deciding if the use is appropriate. The Commission can also use community goals and desires for the mix of land uses in Mounds View as a reference point. This is a somewhat subjective decision. Staff would advise the Commission to think in terms of putting uses where they will be successful, and working to realize the potential assets which parcels have based on their location, configuration, visibility and access. One of the overall objectives should be to create a thriving mix of land uses that fits into the overall community fabric and produces returns for the community and for property owners. The community fabric is woven from the location of other land uses, the street system, availability of access, natural features, and market dynamics. The applicant recognizes that their strong desire to include a gas station/convenience market/car wash in this development may be contrary to the Planning Commission's desires for the community. If there is no way to resolve this difference, they are asking for the Planning Commission to make its recommendation so they can proceed to City Council with their request. The applicant would like to know if there are any circumstances under which such a use would be acceptable to the Planning Commission. ip Encroachment into the Wetland Buffer. The placement of the senior citizen housing project away from Highway 10 is appropriate, especially as a complementary building to the existing Silver Lake Pointe project, and takes advantage of the amenity provided by the wetland. Staff is concerned, however, with the degree to which this building and the office building at the east end of the site encroach into the wetland buffer. The applicant has calculated that 45% of the buffer area is proposed to be in impervious coverage (either building or paving). Staff requests guidance from Planning Commission as to how such encroachments have been viewed in the past and whether it is a point of concern. From staff's perspective, this level of encroachment seems high. The only way to reduce the amount of encroachment is to either drop a use or reduce the size of the uses proposed. Staff is checking with the City Attorney on the implications of having a sizeable area of these parcels with restrictions on development because of the wetland buffer zone_ Access and On-Site Circulation. Staff supports the recent change made to the concept plan which relocates the private drive east of the gas station and north side of the restaurant. This will enable the restaurant to capture the natural amenity of the wetland and also allows for the addition of a walkway from the senior building to the restaurant. However, staff sees two places where there may be circulation problems. The first is at the driveway from Silver Lake Road into the gas station. Motorists will have to make a very quick decision how to enter the drive through-lanes for both the fast food restaurant and the car wash. Some motorists may stop, sometimes abruptly,just after they have entered the site, and cause problems for cars behind them. The second problem is the driveway entrance from the internal road which crosses the stacking lane for the car wash. This is not expected to be a problem in the summer, but may be on the winter on weekends when car washes can be very busy. Planning Case No. 477-97 D.W. Jones PUD Project • April 2, 1997 Page 6 • Drainage Plan. From the contours on the site plan dated 3/14/97, the current drainage and water run-off flows primarily into the wetland with lesser amounts flowing into the Highway 10 ditch. Two NURP ponds are proposed on the site although no calculations have been provided to determine the expected drainage volume nor capacity of the ponds. Staff has requested a more detailed drainage analysis from the applicant, in order to refer it to the City Engineer. The most critical issue is whether or not the NURP ponds are located and size correctly, since the space they occupy affects the ability to fit the land uses on the site. Natural Features and Usable Open Space. This proposed development would replace what is now vacant land with commercial and residential uses, preserving the wetland that is present on this site. Staff has suggested installation of a walking path around the wetland in addition to the observation boardwalk/nature overlook shown on the site plan extending into the wetland. Staff recognizes that the Code is clear in that a sufficient amount of usable open space should be provided with PUDs but seeks the Planning Commission's input as to how much should be provided. Landscaping and Screening. While the only landscaping indicated on the site plan thus far is a row of trees along Silver Lake Road in front of the senior building and a row of proposed and existing trees between the senior building and the fuel station and restaurant, the applicant has indicated a willingness to work with the City to provide for adequate landscaping. A detailed landscaping plan would be submitted with the development stage plan. ilk PUD document. Staff has prepared a draft PUD document which would accompany the ordinance approving the Planned Unit Development. Portions of the document cannot be completed until issues are resolved. We are enclosing it for your information. Recommendation: The 120 day time limit for action on this case falls on July 3, 1997. The Planning Commission needs to make a recommendation either at this meeting or the next meeting in order for the case to proceed to City Council within the applicant's desired time frame, based on options on the property. The Planning Commission would have until May 7 to make a decision based on the 120 day limit. Staff would recommend that Planning Commission discuss all of the items listed under the unresolved issues section of this report with the applicant. If it is the Planning Commission's decision to "agree to disagree" with the applicant on uses, and the Commission is willing to take action on April 2 as requested by the applicant, staff would suggest the Commission take its vote on the project and indicate its reasons. Staff would prepare a resolution incorporating this direction for approval at your April 16 meeting. Planning Case No. 477-97 D.W. Jones PUD Project Ask April 2, 1997 lip Page 7 0 If it is Planning Commission's decision to support the applicant on uses, then we would suggest you indicate your direction on the various items under unresolved issues, and we will prepare a resolution for action on April 16. We just do not feel we know enough as to the direction the Planning Commission might take to prepare the resolution, either recommending approval or disapproval of the project, for your April 2 meeting. N:\DATA\USERS\PAMS\SHARE\DEVCASES\477-97UONESPC2.RPT • r.Cf I ` II �, i3 r-:`sll DC CO.WilUNITY DEV I T,OPMENT DEPART YiENT DEVELOPMENT APPLICATION '� „,s. 2401 Highway 10, Mounds View i 55112 O ,v..n 612-784-3055 lto... :r-P,r`°,<s�`4' 612-784-3462 -FAX Please Type or Print Information-Complete Both Sides of This Form applicant Information Name of Applicant D.W. Jones.Inc. _ frelephone 71A--SL7-71n7 Address PO Bor. 340 Fax 718-547-*A7 Walker MN 56/48i, Interest in Property(check appropriate box) X Ow=ofPropcty [ Contract for Deed Owner c Lessee,Operator,Manager X Aaeement to Purchase c Other(explain) Applicants must provide evidence of interest in property at the time of application,and if you are not the owner of the property,you must provide a letter of permission from the owner giving consent to the filing of this application. The property owner must sign this application for it to be accepted. •Property DescriptioniProposal Address or General Location Hizhwav 371 & Silver Lake Road Legal Description Attached on site Dian .Pop -t Identification#(PDT#) 06-30-23-u3-000%,00360,00?71,00077,OOC1Q9 nnn nCO8 ,0CO3 T of Acr= Camrat Zoning 3-2 ?rese^t Use l t l.e of Application L.:deve!cped/Vacant 0 Coa+nrcheasive Plan And- cli=ent $200 Single Family Dwelling n RezoningS200/ac;=in 5_'00 mi=x S 1000 c Duplex.Two Fainly Dwelling 1 Major Subdivision $250+S2.50 deposit' 0' Multi-family Dwellings c N•fincr Subdivision $i 50 X Businca-s/Cccernerciai Establishment Flamed unit Development(PUD) 5350 c I:dttsthal Establish=znt PLS Amencir^t S150 Otho(explain) - Conditional Use Parait R-1,R-2 S75;all others$200 rc Variance R.1,R-22 S75;all others 5200 C Code Appeal S75 • Develop Revie•.v/Site?!8n S 100lac;sin S i 00 max$500 j Wetland Altcation Permit £50+deposit' Q Wetland Buffer Pe.-I+nit • F ocdpiain Pc.�uit S200 Other III '3,.:Municipal Code for expianation of deposits Please complete the reverse side of this Application. • City of Mounds View,MN - Development Application Page 2 _ • Property Classification EX Abst:'ac: N Torrens Description of Proposal To develop the entire vacant land 1b red on the southwest corner of Hwy. 10 and Silver Lake Rd. in the Section 9 Redevelopment study. . The proposal calls for a fast food/gas convenience stor- _ ... _ -. ,_ office building and senior housing. The plan provides altgrnEtive access from Silver Lake Rd. to the Hwy. 10 properties. It also integrates the current sidewalks into the proposed project. BY MY(OUR) SIGNATURE ON T- S APPLICATION,r FREBY DECLARE THAT,TO THE BEST OF MY KNOWLEDGE,1-E lli OPMATiONPROVDED 1- TRUE AND ACCTi2ATE. D.W. nes cU-c)wo-.L.c..,...W Signaturc of Applicant By: Na.�e of Applicant(type&prnted) Ron Sucnesneau, Jr. its V 1' L , , . Si=atura of Property Owner J Name of P7op=37 Owner(typedioriatcd) Ron Duchesneau. Jr. D '1. Jones,Inc. PA �d....eiLAL 5 • Ron Duchesneau, Jr. Its f;:e 6vi iec'.; Trustees of D.W. Jones, Inc. ;LS�li .I.\_LkvV...0._ _ L. P—oi i t,.C1Sharin Plan Ron ,ucnesneau,4 r. ; Trus tee FOR Ol'-CE USE ONLY Date of Subrzittal A -;1 - C1 1 Date of Acc,-ptaace 3-5' -q1 Z Assiga co: i Planning Case tio. 1-111- 7 60-cav r -nit -L1-9'T- 120 day limit (, -26.-cr 7 Fees Paid Account j Check T Q.,:c e t e Appiicatio : 1)c o, 00 _ 5HLi4" Park Dec'cation: Deposits: Otho 'rJ.�.!'. r]�,�,lid -.�._A AAA 5`1.4 t'L :au,: -Co. Jo • c:".Or: c:: ?1liN,tti'ncr-sL;DmL\,:zoRNIS\DE`•'A_??.FOP. 1197 III 8138 C7 m m o, I 814. •• �, �a 8145 9140 - • N N N N N 8135 ,'�fi 8140 81 41 PLACE 2863 8132 8127 81251 8130.. 813 8132 81 1• •n �n N m ', r a Z. ,n 'n r n v+ n N - o o e 'n v n N r v 8111 r o o : m iA`II - "1Ifl IN St N m p, m m (O ,;,...1 r ,-,.....i r r r Ir.= •••12�N N N N N N N N ... 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R-2 CQ 7692 R s N"N Nn b Cl) \n CO N�IN fnl Nfl 252555317685I m l 769. 7685 7690 PUD o n B-3 COr O pg 68•• N � 2549 CV 7663 6-, p 7669 7670 7680 w 2547 -II 7665 I 7660 5 I ' xpB-4 2545 1 2541 7647 I 7544 7653 1... - B-3 ti� 2539 2537 7629 I 7634 7635 1 7625 I 7620 1.. 7619 I 7500 7601 SILVER VIEW N P '�• 1 ' 7585 7594 7575 I Ill.4111111r. B-2 1� 7579 7589 n N o r r `�p �!/x o PARK O ,01 O- . O 7565 I 758 o 7565 N -• N z,'2 oral 3 7555 I 7572 g1 R-2 w n r co....0 N. J W 7555 7552 J. O o N n o+ m rn IT 0 7545 7560 •. 7550 N N NN NN Q, m c o m 114111141, z Y 7515:,°. - M ..�45 PF 2 co_I Nin w N�N�N NIN p"'N ,�/A co co CO N I N I N N 75NIElarl 2 7532 N D�� N .^ O N N •I N DRIVE 7522 r N Y'i�:� N',°b m °7'2 N • Zoning Map Case No. 477-97 SE Corner of Silver Lake Road & Highway 10 Applicant: D.W. Jones, Inc. JT�Y JONES BOX 340 • WA LK ER MINN 5 8 4 8 4 March 5, 1997 Pamela Sheldon Director of Community Development City of Mounds View 2401 Highway 10 Mounds View, MN 55112-1499 Dear Pamela: The PUD that has been submitted is a well thought out plan that will allow • the city to achieve the highest and best use out of the subject property while complimenting the needs of the surrounding neighborhood as well as the entire community, The plan calls for commercial properties to be located along Highway 10 such as a fast food/gas convenience store and car wash, fast food restaurant and small office building and then transitioning the back land into high density residential accompanied by tasteful treatment of green space and wetlands blending into the neighborhood. The Comprehensive Plan calls for the site to be developed into a Mixed Use PUD just as being proposed. The plan states that District 1 should contain a mix of commercial, public, low, medium and high density residential and open space uses. The plan also recommends that provisions for dedication of land to a pedestrian/bicycle trail system be provided. Because of this we have included a sidewalk the entire length of Silver Lake Road which will accomplish this goal. The plan states that access to Highway 10 should be limited and concentrated. For this reason we have included a private road which accesses the site from Silver Lake Road to provide an alternative approach for the commercial properties. The commercial properties also share some access points to Highway 10 to help control the congestion.. We believe that in addition to complying with the Comprehensive Plan, the , proposal will also fit the recommendations of SRF Consulting. Group, Inc's • Section 9 Redevelopment Study. We have attended all of their public • forums, have had dialogue with them and believethat our proposal will resemble one of their recommendations. SRF, as well as Towle Real Estate, have stated that the corner of Silver Lake Road and Highway 10 needs to be a high traffic use, The Towle study states that this part of the subject site should be oriented for commercial business that relies on "impulse" traffic, rather than destination-oriented traffic. Its study also states that some type of convenience or service-oriented retailer may be a gooc possibility to be developed. All the other aspects of our plan, such as fastyfood/restaurant, office, senior housing, treatment of green space and integration into the neighborhood are in the present Towle study. Before action is taken on this project, the SRF study will be presented and we believe very strongly that our plan will fit within their recommendations. If you have any further questions, please give me a call at 218-5470-3307. Thcnk you. Skip Duchesneau Vice President • SD:db MAR-27-97 THU 10:56 FAX NO, 6123495230 P. 02 ~' t. FIVE D LIMITED. Gas/Convenience Store Operations and Land Development • Charles E.Durand President, C.E.O. Robert R.Durand Vice President,Treasurer Ralph S.Durand Director of Developnient March 27, 1997 Ms. Pam Sheldon Community Development Director City of Mounds View 2401 Highway 10 Mounds View, MN 55112 Dear Pam: We are sorry that our presentation at the Planning Commission meeting needed to be cut short due to time constraints. We had a number of experts available at that time ready to supplement their reports and answer questions of either staff or Planning Commission members. We would now like to summarize what we perceive to be the major areas of concern acknowledged by the Planning Commission. 1) IMPACT ON THE BUFFER ZONE The conceptual plan indicates that the buffer zone of 100 feet has changed dramatically from 1988 to 1992. We do not feel however, that the amount of actual wetland ponding has necessarily increased from 1988 to 1992, but rather wetland vegetation has expanded and this accounts for the wet land area growth. We know for a fact that the wetland pond actually dries up may times in the summer and is therefore not a specified area. With proper approvals, we would like to enhance the wetland area by deepening the pond and establishing a permanent body of water. Our plan shows the impervious area encroaching on approximately 40 percent of the wetland buffer zone as determined by the 1992 delineation. The existing office building "TJB Homes" is almost entirely in the 1988 and 1992 buffer area and if we consider the change in the restaurant site proposed by the city approximately 2/3 of the restaurant building would be with in the 1992 buffer area. The point we are making is that a certain amount of encroachment on the 100 foot buffer zone has already taken place • n„t Finaneiai Ptxza_Suitc 2.500 • 120 South 6th Street•Minneapolis, Minnesota 55402 MAR-27-97 THU 10:56 FAX NO, 6123495230 P. 03 • Page 2 and more seems to be inevitable. Thus we must deal with the encroachment problem as best we can. The entire buffer zone area is 1.9 acres and accounts for 24 percent of the entire buildable P.U.D. Our goal is to create an overall plan that will be attractive and respectful of the buffer and ponding areas, while still allowing reasonable and economical use of the buildable land. We are open to other suggestions you might have. 2) GAS/CONVENIENCE/CAR WASH STORE The Gas/Convenience Store/Car Wash questions seemed to deal with a perceived problem of"saturation" and "competition.* Before addressing these two questions, we wish to point out that the proposed use for this corner site is precisely in accordance with guideline contained in the preliminary SRFITowel Report and also meet the City's comprehensive plan guidelines. Regarding the question of saturation, our needs analysis report which we • presented at the Planning Commission meeting, indicated that only 36 percent of the need is currently being met. The "blight" concern expressed by the council is not really warranted in light of the small number of stations available to meet the demands of the surrounding neighborhood and the more than 50,000 cars per day which are moving on it's streets. The second concern expressed by the council had to do with introducing competition into the area. The problem of competition existed when the last fast food permit was granted, as well as when the last gas/convenience store was admitted to the corridor. Both of them were approved in light of the increased competition that was expected at that time. This is to be expected! Increased competition is the cornerstone of our country's economic system and city ordinances are obviously not written to reduce or eliminate competition. In fact, increased competition is good for the Mounds View Community and provides improved goods and services. In summary therefore, we feel we are meeting all of the City's guidelines and ordinances when including the gas/convenience store/car wash site within our P.U.D. submission. 3) CHARACTER OF THE PROPOSED OFFICE BUILDING • The proposed Office building is a 5000 square foot structure architecturally designed to be in harmony with the "TAB Homes" office site. There will be MAR-27-97 THU 10:57 FAX NO. 6123495230 P. 04 D.W. JorNero. xr+a. 219347}5Z97 P.01 • Page 3 accessos to Silver Lake Road end Highway-10 with adequate parking for both buildings. I There are a few other items which warrant comment. As a roault of discussions with staff, we have submitted an alternate layout of the P.U.D. This proposal moves the private 'Common Drive' to Silver Lake Road and allows the proposed restaurant to take advantage of the wetland views and amenities. In order for our P.U.D. to work, D.W. Jones and Five O. Limited are entering onto a Joint Venture Agreement for Eha entire development_ As part of this agreement, Five D. Limited will be required to soli approximately.7 eves of It's gaskonvenience site to the Senior Citizen's Project in order to allow that project to work property. The Joint Venture is cooperating in a number of Other areas in this development, so it Is imperative that this P.U.D. be approved In total. We hope this synapses provides you with additional information that you may need. Wa stand ready to answer and all questions or requests should you have them. Thank you for you consideration in this matter Sin r©iy.� u -, • ' L • 0014µ4.44.A....... Charles E. Durand Skip Duchesneau Five D, Limited D.W. Jones - i BOARD OF WATER COMMISSIONERS Dino.Guerin,President Janice Rettman,Vice President • Stephen Haselmann,Commissioner Michael Harris.Commissioner Michael Arcand,Commissioner • February 24, 1997 Ms. Pam Sheldon Community,Development Director City of Mounds View 2401 Highway 10 Mounds View, Minnesota 55112 RE: Conduit Maps Dear Ms. Sheldon: As we discussed last week, enclosed are maps that show the location of our two (2) 60-inch raw water conduits, within our 60 foot right-of-way. Any work to be done within this 60 foot right-of way will have to be permitted by the Water Utility. We will be happy to work with you to meet your • development goals while protecting our water conduits. If you have any questions,,please contact Bill Tschida at 266-6265. Sincerely, Gayle E. lvf4er Engineering Manager GEM/pdd Enclosures _ \J if I J !By ` ,`'‘-• • SaintPaul Wafer Utility Commerce Building,3 4th Street East.St. Paul. MN 55101-1007 Tel.(612)266-6274 Fax(612)292-7311 TTY: (612) 266-6299 Bernie R. Bullert.General.1lanageY James M.Graupmann.Distribution.11aiuiger Roger A. Mohror.Central Services.11ain:ger James L Haugen.Productton.11atager The Saint Paul Water Unittv provides aiaiin•water cervvice to the rbiiowmg cotes: Arden Hillsahalcun HeiehtsALauderdaleALittle C:anadaAMapiewoodA\lendotaAJtendota HeiehtsARusevilleASaint PaulAWest St.Paul NACLERICAL\GMEYER\SHELDON.WPD February 24. 1997 y(7--- MINNFSpq Minnesota Department of Natural Resources . RI W Metro Waters, 1200 Warner Road,St.Paul,MN 55106-6793 cc Telephone:Telephone: (612)772-7910 Fax: (612) 772-7977 • I?CFNAT 9.'`' March 3, 1997 Ms. Pam Sheldon City of Mounds View 2401 Highway 10 Mounds View, MN 55112 Re: Project Reviews, PUD's Dear Ms. Sheldon: The DNR recently received two development proposals for parcels in the city. Neither one appears to impact the DNR protected waters on site. Conceptual PUD Plan- D.W. Jones, Wetland 62-258 The project will create a high degree of impervious surface. The plans do not show the • locations of any treatment basins. Anthony Properties PUD, Wetland 62-171 The DNR has determined an ordinary high water elevation of 895.8 feet. The site plan does not show enough topographic detail to determine if encroachment will occur. The wetland delineation shows "bottom 894-895 feet." DNR permit rules prohibit development fills below 895.8 feet. On both of these projects we support the city's buffer requirements of 100 feet. If encroachment is allowed, additional planting should be considered. The buffer should remain unmowed and natural. If enhancement of the buffer is allowed, native species of grasses and wildflowers should be considered. The following comments are general and apply to all proposed developments: a. Appropriate erosion control measures should be taken during the construction period. The,Minnesota Construction Site Erosion and Sediment Control Planning Handbook (Board of Water& Soil Resources and Association of Metropolitan and Soil and Water Conservation Districts) guidelines, or their equivalent, should be followed. • DNR Information: 612-296-6157. 1-800-766-6000 • 77: 612-296-5484. 1-800-657-3929 1n Euuai Opportunny Emoiuyer ++4% Prtntee oo RCC\Clef Paoer C.mtatmne a Who Values Dicerso `a/ %holmum of 10c; Poet-Consumer 1V;n.te Ms. Pam Sheldon • March 3, 1997 Page 2 b. If construction involves dewatering in excess of 10,000 gallons per day or one million gallons per year, a DNR appropriations permit is needed. You are advised that it typicalltakes approximately 60 days to Pprocesshe permit application. c. If construction activities disturb five acres of land, or more, contractors are required to apply for a stormwater permit from the Minnesota Pollution Control Agency (Scott Thompson @ 296-7203). d. The comments in this letter address DNR-Division of Waters jurisdictional matters and concerns. These comments should not be construed as DNR support or lack thereof for a particular project. Sincerely, Molly Shodeen • Area Hydrologist MCS/cds c: Jim Ericson, City of Mounds View Wetland Files 62-171 and 62-258 • Ittx 40 4W77,V6 DEPARTMENT OF THE ARMY , 2 ST.PAUL DISTRICT.CORPS OF ENGINEERS w ____e, m �'Iii�f�`^ .M ARMY CORPS OF ENGINEERS CENTRE 190 FIFTH STREET EAST • % ,.. + ST.PAUL,MN 55101-1698 , • ,a,,,j1,. REPLY TO March 24, 1997 ATTENTION OF Construction-Operations Regulatory (97-02886-NP-TJF) Mr. Jim Ericson e Community Development Department / 2401 Highway 10 Mounds View, MN 55112 Dear Mr. Ericson: We have reviewed the concept plan provided us for a development proposed by D. W. Jones, Inc. at a site along Highway 10. The project site is in the SE 1/4 Sec. 6, T. 30N. , R. 23W. , Ramsey County, Minnesota. The Corps of Engineers has regulatory jurisdiction over the discharge of dredged or fill material, including some excavation and land clearing activities, within waters and wetlands. The concept plan included two lines delineating the edge of wetlands. Given the age of these wetland boundary lines (from 1992 and 1988) , we recommend the wetland boundary be reviewed again for IIIaccuracy using current delineation methods and definitions. A Corps permit will not be required for the project provided it is constructed without the need to encroach into the wetlands. In most areas the proposed development appears to avoid encroachment into the wetlands. Also, there is no indication how storm water from the site would be managed. We recommend that all retention ponds be constructed in upland areas. An activity, such as the installation of the boardwalk/viewing platform, shown on the plan, will not require a permit provided no wetland filling or grading is involved. Some minor ,F4114ng/grading may be allowed under an existing nationwide permit. If the final project design involves encroachment into the wetland, our office should be contacted so that a final jurisdictional determination can be made. If you have any questions, contact Tim Fell in our St. Paul office at (612) 290-5360. In any correspondence or inquiries, please refer to the file number shown above. Sincerely, �� � ` _. .9._ /lei, 1012, 1H -17 , Mi hael M. Weburg -Chief, Western Permits Section ,lir t, J 1gyy �I L rtil. f `t-1 l4 V�� t 1 Pqnte0 0^•is ReCyCea Pacer C2•-t • a-41A 1.+1‘ C441-71 60_1(7-efo--JA_ C•(_ 12-k 134A, 0 7.2,1Z__ nyti _ ML.k ( cr &It; —410 Qv. 11,44 2 LLe/\. JL _ r, _ 01 c.a.j CLA/4 LAJW 1.,t-AD(/3 (-4 a- b-e.t-Ce/•- 0 - 4=rn j ; .Thr bo / "+"; -9-- i ntafe..._ `-.11/\ 0'E-1,-z/A . 0 ot_CA-Lr6- ov_t _ — Glenn & Ursula Karlen 1643 Suzi Street . Punta Gorda, Florida 33950 City of Mounds View Att: Mr. James Ericson 2401 Highway 10 Mounds View, Minnesota 55112 Att: Planning Commission Mayor& City Council Members Ref.: Case No. 477-97 Dear Commissioners We received your notice of an informational meeting in regards to the mixed planned unit development that is proposed across from our property in Mounds View. We will not be able to attend this meeting as we are out of town. However, we want our voice heard in this matter. We are opposed to having any of the commercial part of this mix on the corner of County Road I and Silver Lake Road. • This means that we do not want a car wash or convenience store on this corner. We feel that the commercial should be kept up on Highway 10. We do not want the extra noise and traffic across from our duplex. We feel that it will destroy the peace and tranquillity of our duplex home at 7720-7730 Silver Lake Road. We are not opposed to the senior condominium project at the corner of Silver Lake Road and County Road I. Your informational map did not call out the location of each project listed in the mix. Aur Glenn Kaden- Ursula n a Ursula Karien UK/uk o C QTIT MAR 2 0 1997 By ()t -� L • James Ericlson • 2401 Hwy. 10 Mounds View, MN. 55112 Craig Zuidema 2809 Cty. Rd. I Mounds View, MN. 55112 Dear Mr. Erickson; As a 19 year resident of the City of Mounds View, I've had the opportunity to watch the area grow in many ways, most of them good, some of them, not so good. I don't believe construction of a convenience store/gas station/car wash on the s.e. corner of Hwy. 10 & Silver Lake Rd. is a benefit to the City of Mounds View. The city already has a convenience store/gas station/car wash adjacent to the property on the s.w. corner of this intersection, as well as a convenience store/ gas station on the s.e. corner of Hwy. 10 and Cty. Rd. I. Yet another such facility exists just 1 block away at the n.e. corner of Hwy. 10 and Long Lake Rd. Regardless of my personal feelings toward this kind of development of the S property, the planning commission ought to be able to recognize the multiplicity of these types of businesses concentrated in this area of the city provides no benefit to city residents. If the dearth of creative thinking towards property development in the city continues, the quality of life in Mounds View will be sorely affected. I beseech the planning commission not to approve this development as proposed. I will personally continue to oppose it until the developer can present a plan for the property that will provide both immediate and long-term benefits to the residents of the City of Mounds View. Sincerely, Crai• u"•ema laTa /. 1 pk? 1997 S By a • REQUEST FOR PLANNING COMMISSION ACTION Meeting Date: April 2, 1997 Staff Report by: Pamela Sheldon, Community Development Director Planning Case No.: 471-97 Request: Comprehensive Plan amendment from medium density residential to mixed use PUD allowing commercial and office uses, and rezoning from B-1 and R-2 to PUD to allow development of a 16-screen movie theater and three 11,000 square foot office buildings. Petitioner: Anthony Properties Management, Inc. Location: 2430 Highway 10 Bounded by Highway 10, Long Lake Road, and County Road 112 PIN No. 083023230003 Zoning/Land Use: B-1 and R-2; existing land use is vacant, with woods and wetland • Applicable Regulations: Attachments: Zoning Map Planning Application Letter from Towle Real Estate Parking Study prepared by Wells&Associates Article on Carmike Cinemas,Inc(Bottom Line Magazine) Article on Economic Impact of Movie Theaters(Wall Street Journal) Resolution from Economic Development Commission Pattern of Movie Start Times(separate from report packet) Background: This report serves as a supplement to the staff report prepared for your March 19 meeting. At that meeting, there was extensive discussion of this case, including testimony from the applicant and 17 citizens. (A copy of the minutes is included in your packet.) This report summarizes the issues which appear to have been addressed, and provides further information on the issues still under discussion. 411 Planning Commission • Case No. 471-97: O'Neil Property March 28, 1997 Page 2 Discussion: A. Issues Addressed ■ Wetland The site contains a Minnesota Department of Natural Resources(DNR) protected wetland of approximately 8.5 acres. A wetland delineation study was done in September, 1996. No construction work is proposed in the wetland. Comments received from DNR state that if no work is done in the wetland, the proposed development will conform to this agency's requirements. A permit from Rice Creek Watershed District will be required. The proposal shows the necessary water quality ponds used to filter runoff before it enters the wetland. Wayne Jacobson, a wetland expert in the City Engineer's Office, has stated that the higher water levels in the wetland will improve its ecology, with the exception of floral diversity and integrity. Higher water elevations will tend to support more cattail growth and less reed canary grass and willow edge, until this type of vegetation is re-established along the new water edge. ■ Drainage The proposed drainage system is consistent with the City's local water management plan, and will • provide the necessary water quality filtering before runoff enters the wetland. Increased flows into the wetland will increase water surface elevations by 0.2 feet in a 10 year storm, and 0.3 feet in a 100 year storm. The increased water elevation will not have a negative impact on adjacent structures or roads; the water will remain on the site. The City Engineer recommends that the existing 15" pipe from the wetland into the Long Lake Road storm sewer remain as is, since enlarging it would cause capacity problems downstream and there is enough room to store water in the wetland. There should not be any impacts to existing groundwater table, and little change in the current recharge potential of the area. An engineered drainage design would be submitted at the developme� staff Residents south of the O'Neil property have expressed concerns that this development will increase existing problems with flooding in their backyards. The City Engineer reviewed this situation and responded that the localised flooding south of County Road 112 is not affected by the O'Neil property, even with development. Also, according to Al Sunderman, a groundwater specialist in the City Engineer's Office, there should not be any impacts to the existing groundwater table in the area. It is the City Engineer's view that flooding in the neighborhood is being caused by upstream drainage from the north side of Highway 10 overloading the existing storm drain system in the neighborhood. The size of the storm drains needs to be upgraded or a parallel line installed so water is diverted before it reaches the storm drain in County Road H2. • Soils • The soils on the O'Neil property are classified as having moderate limitations, in the area proposed for development, and severe limitations where the wetland is located. According to the • Planning Commission Case No. 471-97: O'Neil Property March 28, 1997 Page 3 plan, "most development can occur without complex erosion or slope problems" in this category. Staff recommends that soil testing be done at the development plan stage only if determined necessary by the City Engineer. • Vegetation&Landscaping The applicant is proposing to retain the existing tree coverage outside of the developed area of the site. Protection of the existing tree coverage during construction would be a condition of approval. There is still discussion needed on the treatment of the buffer area along County Road H2. The applicant is willing to either retain the oak woodland, supplement this area with additional tree plantings, or substitute berming and manicured landscaping, as the community desires. (This issue is noted as needing more discussion in the next section of the report.) The landscape plan for the development portion of the site would be submitted at the development plan stage. • Market Demand; Long Term Viability of Use Theaters: The applicant has provided a market study to illustrate the gap in the market place • which the theater portion of this proposal will fill. At the last meeting, a question was raised whether the theater portion was consistent or inconsistent with the Feasibility/Highest and Best Use Analysis prepared by Towle Real Estate as part of the Highway 10-Area 9 Study, which was commissioned by the City. We have received a letter from Rodger L. Skare, MAI, who prepared the Towle Report clarifying that they see one multi-screen movie complex as feasible in the Mounds View-Northtown area(see attached letter). As noted in our earlier staff report, there is no active theater proposal at Northtown at this time. A article regarding Carmike Cinema, Inc. which appeared in Bottom Line magazine indicates high earnings and healthy growth for this company(see attached). Office Buildings: Since your last meeting, the applicant has provided a listing of office buildings in the 10,000-15,000 square foot size located in northeast and northwest sectors of the Twin Cities marketplace, with the amount of square footage they contain and the amount vacant. The report includes the following communities: Anoka, Blaine, Brooklyn Center, Brooklyn Park, Columbia Heights, Coon Rapids, Crystal, Elk River, Fridley, Golden Valley, White Bear Lake, Maple Grove, New Hope, Osseo, Plymouth, Robbinsdale, Rogers, Spring Lake Park, Arden Hills, Circle Pines, Gem Lake, Lauderdale, Little Canada, Maplewood, New Brighton, Oakdale, Roseville, Shoreview, and St. Anthony. The total square footage for this area is 1,461,273 sq.ft. The total available is 85,147 sq.ft. or a vacancy rate of 5%. Out of 121 buildings, 107 have no space available. • The Towle Report indicates low rise office and/or medical/professional buildings that would be oriented for either a single tenant or multiple tenants are feasible uses in the Highway 10 corridor. Planning Commission Case No. 471-97: O'Neil Property March 28, 1997 Page 4 The need for professional and medical services is great given the growing concentration of senior housing in the Highway 10 corridor, and the aging population in general. ■ Economic Benefits Property Taxes: Approximately$66,000 dollars in property taxes are being paid annually on the O'Neil property, based on a market value for the land at $1.1 million. The estimated value of the property with development of the proposed project is $11 million, which would generate $691,000 in property taxes. The City's share of the property taxes would be $113,000 annually. Employment: It is estimated that the development will generate approximately 77 full time and 52 part time new jobs for the community. Multiplier Effect: As noted in the last staff report, hotel and entertainment uses have one of the highest multiplier effects, i.e. the ability of one business to generate additional economic activity that creates more jobs and brings customers to other businesses. The applicant has provided an article which discusses the economic impact multi-screen movie theaters have made in other communities (see attached). • • Public Safety Police: The Mounds View Police Department has indicated that since there will be more people and cars on the site with development, there will be more police calls because of criminal activity. Accidents, theft, vandalism and disorderly conduct are examples of the type of incidents which may occur. Because of the buffers provided around the development, the Police Chief would expect these problems to be confined to the site and he does not expect the surrounding area to be adversely affected. Staff checked with three other police departments which either deal with existing multi-screen theaters or have reviewed proposed theater developments. The two departments dealing with existing theaters noted the typical problems are thefts from automobiles, some children and teenagers congregating, and some underage consumption of alcohol in the parking lot. They did not feel these were serious problems. Fire: The Fire Marshall has reviewed the plan for this development and has responded that it does not present any concerns. Staff is checking with him on whether it is a concern if there is only one access point onto this site. • Dimensional Requirements The proposal meets or exceeds the typical dimensional requirements for commercial and office • development, and the site size and frontage requirements for commercial PUDs. • Planning Commission Case No.471-97: O'Neil Property March 28, 1997 Page 5 ■ Landscaping, Screening& Surfacing The proposal exceeds the requirements in Section 1120.03, Subd. 2 of the Zoning Code. I * * * * * B. Issues Under Discussion • Comprehensive Plan Amendment The question before the Planning Commission is whether the Comprehensive Plan, which is intended to guide future development of the City, should be amended to change the expectations for the O'Neil property from residential to commercial uses. In particular, the proposal is for an entertainment-type commercial use(movie theaters) and offices. The staff report for your March 19 meeting provided a history of efforts to update the comprehensive plan since its adoption in 1979, and the various designations considered for this site over the last eighteen years. The designation in the adopted plan for the O'Neil property is • medium density residential. Consideration has been given to retaining the medium density residential designation, and to changing it to highway commercial, mixed use low and medium density residential, office park, corporate headquarters office, or townhomes. The issue ranked as most important in the 1988 Comprehensive Plan Update, based on a series of Planning Commission workshops, was: "The function of Trunk Highway 10 needs to be determined e.g.,strip commercial corridor, community commercial district,highway service district,subregional commercial center,or residential district." Suffice it to sa , the future develo•ment of the Highway 10 corridor including the O'Neil property, has been under discussion for an extended time. The adopted Comp Plan designation is in conflict with the zoning. It is stars view that the proposed designation is more appropriate for this site, either than the adopted designation or the current zoning if it is the City's desire to develop the commercial potential of the Highway 10 corridor and add to its tax base, and if adequate measures have been taken to provide the necessary buffer to the single family neighborhood It is up to the Planning Commission and City Council, representing the community, to determine if these goals are appropriate and have been met by this proposal. • Traffic and Access • The project will take access from Highway 10 at approximately midway between Long Lake Road and County Road H2. At this time, the access is proposed as right-in, right-out due to restrictions established by the Minnesota Department of Transportation(MnDOT) on access to Planning Commission • Case No. 471-97: O'Neil Property March 28, 1997 Page 6 Highway 10. MnDOT does not have access control in this section of Highway 10 which means they have to grant at least one access to the O'Neil property, but they are opposed at this time to a median break to allow a full movement intersection, or to the addition i f a traffic signal between Long Lake Road and County Road H2. The traffic study prepared for the last meeting showed that the development of this project would not cause the level of service(LOS) at the surrounding intersections to change during the evening peak hour, which is considered the most critical time period for traffic flows on surrounding streets. Numerous questions were raised during the last meeting on the traffic study. A supplemental traffic study is being prepared to address the peak traffic flows from the movie theater, traffic levels which would occur if the site were developed with other land uses, and whether Long Lake Road and Silver Lake Road may be used as routes to the theater from Highway 694. The alternative land uses under consideration include: medium density residential(6 units per acre), townhomes, neighborhood commercial, and offices. This traffic study will not be available for your April 2 meeting, but will be available for your April 16 meeting. A notice of this situation was sent to everyone who signed in at the last meeting. • ■ Parking The City's Zoning Code requires at least one space for each four seats. Off-Street Parking Requirements published by the American Planning Association lists two examples of ratios: 1 space per four seats (Bellevue, WA), and 1 space per five seats (Ames, IA). Mounds View's ratio matches the more conservative ratio. The theater complex is proposed to have 2,648 seats, which would require 662 parking spaces. The applicant has noted on the plan that they will provide 700 parking spaces provided or 38 more than the requirement. Staff has scaled the drawing using a nine-foot stall width, and estimates that the parking bays shown would yield 650 spaces. The drawing however is at a much larger scale-than-would-be-typical Tor_a site plan, and the parking spaces are not drawn. Actual parking provided will be confirmed at the development plan stage. The applicant has provided a parking study done for the Carmike theater proposed in Lancaster, PA. This study includes actual counts of parked cars in two existing multi-screen theaters owned by Carmike: Seats Parking Parking Spaces Ratio (Seats/Space) Greensboro, NC 2,080 528 3.93 Nashville, TN 3,148 831 3.79 Counts were taken on Friday, February 7 from 6:00 PM to 12:00 AM and Saturday, February 8 • from 12:00 noon to 12:00 AM, and were recorded in fifteen minute intervals. Ratios developed were adjusted to account for seasonal variations. According to data from the Urban Land • Planning Commission Case No.471-97: O'Neil Property March 28, 1997 Page 7 Institute, attendance in February is approximately 70 percent of the attendance in June and July, based on actual surveys of suburban cinemas containing over 900 seats. Data from Carmike theater in Nashville, TN shows attendance in February is 62 percent of tate attendance i ,Jtsi-me and July. A copy of the study is attached. The results are summarized below: Seats/ Peak Parking Demand #of Spaces %of Spaces St tf:;:'. Pkng Spaces Friday Saturday Used Used P caf: Nashville,TN 3,148 10:15 PM 248 583 (30%) .08 831 5:30 PM 292 539(35%) .09 Greensboro,NC 2,080 9:00 PM 327 201 (62%) J 528 4:00 PM 391 137(74%` Average for Friday Night: Using Total Seats/Total Spaces Used .11 Using Average of Spaces Per Seat: .12(*) • Average for Saturday Night: Using Total Seats/Total Spaces Used .13 Using Average of Spaces Per Seat: .14(*) Spaces Used Per Seat Parking Ratio Friday Saturday Scats/4 Scats/4am Seasonal Adjustment Using ULI Data (70%or 1.43 x Feb) .157-.172 .186-.200 6.37-5.0 Using Carmike Date(62%or 1.62 x Feb) .178-.194 .211-.227 5.62-4.4 (*) This average was inserted by staff; it is not in the Wells study. Using averages for the two theaters, the study shows that under the worst case scenario, the parking ratios required are less than the City's requirement of 4 seats per space. The Saturday peak requires 4.4 to 5.0 seats per space. If the proposed theater operates like the Greensboro theater, however, without the benefit of averaging the data from both theaters together, the worst case scenario using ULI data is 3.7 seats per space(.19 x 1.43 = .27; 1/.27=3.7 seats per space). • The Greensboro theater is parked at a 3.93 seats per space ratio. Staff regards the City's current ratio of 4.0 seats per space as a minimum. The applicant is proposing to provide 700 parking spaces, or a parking ratio of 3.78 seats per space. The ability to fit 700 parking spaces on the site will be checked at the development plan stage. The applicant is • opposed to reserving Parcel B for possible theater parking because they desire to develop this site for a restaurant in a later phase of this project, and they feel a 3.78 parking ratio is sufficient. The difference between a 3.7 parking ratio and 3.78 is 15 spaces. Because there are no good alternatives for overflow parking, staff would suggest that the applicant be required to provide a Planning Commission • Case No.471-97: O'Neil Property March 28, 1997 Page 8 parking ratio of 3.75 seats per space or 706 spaces with 2648 seats in the theater complex. If it is not possible to fit more than 700 parking spaces on the property, the number of seats could be reduced to 2625 to maintain the 3.75 ratio. With respect to the office uses, staff would recommend that additional parking not be required since office uses and theaters have offsetting hours. The project presents the possibility of some parking relief for Donatelle's Restaurant, if the restaurant and movie peaks are different. It appears from the Wells parking study that the pak hours will be different, if one assumes that 5:30 - 7:30 is the peak dinner time. Discussions are underway between Mr. Donatelle and Anthony Properties on a shared parking arrangement. • Buffer Area Along County Road H2. One of the critical design elements in this project is the provision of a buffer area along the south side of the property abutting County Road H2. The proposal is for a 50 foot wide strip to be reserved. The applicant is willing to leave the existing oak woodland is place, to add trees to the woodland, or to clear the woodland and install berming and more manicured landscaping, as the community desires. Guidance is needed from the Planning Commission and adjacent residents on • what approach should be used. Further discussion is needed on how to handle the buffer area if construction of the office buildings lags behind the theater building. Staff would suggest that the area be left natural and fenced, as directed by the City Forester, until the office buildings are built. This approach would result in a 90 foot buffer. • Wetland Buffer The proposal shows some encroachment into the 100-foot wetland buffer area established by the _'. . ,_ . - . .. •, Mounds View. A procedure is in place for issuing "wetland alteration permits" to allow such encroachments, if certain criteria are met. The area of encroachment caused by the theater building is approximately 9,750 square feet. The total buffer area on the north, west and south side of the wetland is approximately 158,000 square feet in area; the encroachment represents 6%. The applicant is also proposing to build two water quality ponds in the buffer area, which is a typical practice since they need to be close to the wetland to filter runoff. They usually revegetate so they continue to provide a"natural" buffer for the wetland. Guidance is needed from the Planning Commission of whether this amount of encroachment is a concern. • Additions to Infrastructure Improvements to County Road H2: The question has been raised whether this project should be • required to reconstruct County Road H2 between Highway 10 and Long Lake Road. The project will add traffic to this roadway. The supplementary traffic report will provide better data on this Planning Commission Case No. 471-97: O'Neil Property March 28, 1997 Page 9 issue. It is anticipated that the amount of traffic will not trigger total responsibility for reconstructing this roadway. The City's current policy for dealing with road reconstruction is to assign approximately 50% of the cost for road reconstruction to the adj cent property owners. The remainder is usually paid from State MSA dollars. The O'Neil property would be assessed based on the frontage on County Road H2. This assessment would be combined with assessments from other property owners abutting the roadway. If the reconstruction were undertaken with development of this project, it would accelerate when the assessments on the O'Neil property and other abutting properties were made. Accelerating the project would also depend on the availability of MSA dollars. Public Works staff has been asked to look at what it would take to schedule the project sooner. We hope to have more information for the Planning Commission by your meeting. Sidewalks on Highway 10, County Road H2; Walkway around Wetland: Staff would recommend that walkways be built by the developer from the Long Lake Rd/Hwy 10 intersection, and from the County Rd H2/Hwy 10 intersection to this site if agreements can be reached with Donatelle's, to people can go to the theater or to work on foot, if they so desire. There has also been discussion with the applicant regarding a walkway system around the wetland which would • link to Silver Lake Park. There were a number of comments about pedestrian safety, especially on County Road H2 at night, if there is more traffic from the theaters. Staff would suggest that Planning Commission discuss with the applicant construction of a sidewalk along County Road H2 on the south side as an improvement needed with this development. • Signage We do not have a signage proposal as part of this submittal. Commissioner Miller asked that we get more information on signage for your meeting on April 2. Signage would usually be addre---: • :..- : -- • - .. - - . .. stage. S affwouId recommend-a--coordinated-s' program be required for this development and be submitted at that time. • Size of Theater Complex The question has been raised whether the theater could be reduced from 16 screens to a lesser number. The applicant has indicated that their marketing plans call for 16 screens. They do not intend to build theaters smaller than this size in this market. • Concerns from Schools The Planning Commission requested that staff contact the schools in the community to ask if they have any concerns about the theater proposal. I am working on setting up appointments with the • principals from Irondale, Edgewood, Sunnyside and Pinewood. I hope to talk with them before your meeting on April 2. Planning Commission • Case No. 471-97: O'Neil Property March 28, 1997 Page 10 ■ Comparison with Existing Zoning The existing zoning on the site is B-1 (neighborhood business) for 17 acres and R-2 (single family and duplex residential) for seven acres. The B-1 district would allow thr following uses: Permitted • barber shops • beauty parlors • convenience grocery stores • laundromat, self-service washing and drying Conditional • governmental and public utility buildings • professional and commercial offices • commercial planned unit development as regulated by Chapter 1120 • solar energy and wind generator systems Staff does not regard the development of 17 acres in neighborhood businesses as practical or marketable. There is just too much land in this parcel to be absorbed by the limited range of • businesses listed as permitted. The most likely use of this property, Wit were to remain in this district, is offices. The proposal includes this use, so in this aspect, changing the zoning from B-1 to PUD is not a change. The obvious difference is having an entertainment use as opposed to a retail use, and replacing the potential for duplexes under the R-2 residential district with the office buildings in the proposal. The development of office buildings with no access to County Road 112 is a quieter use than duplexes fronting onto County Road 112 would be. The offices will be probably be closed on weekends and evenings. There will be no driveways onto County Road 1.12 and no neighbors in close by yards. • • Pattern of Movie Start Times Staff has prepared a tally and bar chart showing the pattern of movie start times on weekends for four of the larger St. Paul area theaters, based on times advertised in the newspaper. This tally shows a peak in the number of screens in use at 7:15 PM and 10:00 PM. The maximum number of screens in use at any one time is 92% during the 6:30 PM to 8:00 PM. This information shows when there is a potential for peaks in traffic and parking demands, but should not be substituted for actual data. The Wells report provides actual parking counts at two Carmike theaters. The supplementary traffic study will provide data on counts taken at the White Bear Theater on April 4-5. • Resolution from Economic Development Commission • At their meeting on March 27, the Economic Development Commission passed a resolution supporting the development of a 16-screen movie theater and office buildings for this section of 41) Planning Commission Case No. 471-97: O'Neil Property March 28, 1997 Page 11 Highway 10, and recommends approval of the zone change for the project. A copy of the resolution is attached to the staff report. i D. Conclusions The issues requiring further discussion include: ■ Comprehensive Plan Amendment • Traffic and Access • Parking • Buffer Area Along County Road H2 • Wetland Buffer • Additions to Infrastructure • Signage ■ Size of Theater Complex • Concerns from Schools • Comparison with Existing Zoning 4, Staff will be delivering to the Planning Commission in a separate packet a draft of the planned unit development document, which would lay out the development requirements for this project if it is approved. No resolutions have been prepared since the Planning Commission requested that this item be brought back for discussion rather than decision on your April 2 meeting. N:\DATA\USERS\PAMS\SHARE\DEVCASES\471-97\471-97.PC2 iii . , gi D1fla IT'm - . CO DEVELOPMENT DEPARTMENT4) _ DEVELOPMENT APPLICATIO e. . .o �=''i' 2401 Highway 10, Mar Ind s View MN 55112 °?err-�oal'QS 612-784-3055 .. il . - - ._. .-._.-------___..-- = --- 61'-784-3462 -FAX -.. . .-__-- Please Type or Print Information-Com Icte Both Sid p es of This Form . Applicant Information _ _. ... . .. ._ _ 11 Name ofApplicant ANTHONY PROPERTIES MANAGEMENT, INCTeleP hone 972-991-4484 Address _ _________ -- . 12770 COIT ROAD, STE . 1170 ___-Fax 972-991-4494 DALLAS, TEXAS 75251 i . _ _ ..__ _ _ . - . . . ,_ ... . . _. . _.„•_ -.._ _ Interest in Property(check appropriate box) a - Owner of PropertyI _ . - -..... ' a Contract for Deed Owner T ns,-.-,Operator,Manager _ . __.... _ _ __.- _--- --. a Agrc meat to Purchase a - Other(explain) Applicants must provide evidence of interest in property at the time of application,and if you are not the owner of the property,you must provide a Ietter of permission from the owner giving consent to the filing of this application. The property owner must sign this application for it to be accepted. --- - : -:-.1-. __ - _ :_._ : n � F Property Description/Proposal v(141 0 teh U A1ri;i,vi f 0 - - --- --7 . _.. .- Address or GcaeralLocation HWY. 10 AT COUNTY ROAD H-2 AND LONG LAKE ROAD Legal Description . * SEE PAGE 2 Property Identification#(PIN#) n R?n 7-121 n n n l - ' #of Acres '71 Q h Current Zoning e....1 a v- IPresent Use Type of Application ic Undevelop lacast reheusive Plea Amendment 5200 a Single Family Dwelling Q Rezoning 5200/ac;min 5200 mix 51000 a Duplex/Iwo Family Dwelling a Major Subdivision +3250 deposit• a Multi-family Dwellings a _ Minor Subdivision 5150 a Business/Commercial Establishment Planned Unit DeveIopmmit(PUD) 5350 a Industrial Establishment C7 PUD Amendment 5150 a Other( ) ❑ Conditional Use Permit R-1,R-2 375;all others 5200 a Variance R-1,R-2 375;all othcs 5200 a Code Appeal 575 ❑ Develop Review/Site Plan 5100/ac;min S100 max 5500 C Wetland Alteration Permit S50+deposit• a Wetland Bi Permit 7 I a Floodplain Permit Other 3200 ❑ • *see Municipal Code for explanation of deposits Please complete the reverse side of this application. --• -. �r. tv rts.r.1 i).1.4104 .74O _ CITY OF MY .. . " .. ... 005/007 : . City of Mounds View,MN Development Application Page 2 • Property Classification X Abstract o Torn= Description of Proposal TO REZONE APPROXIMATELY 24 ACRES FROM B-1 AND R-2 TO • • A pT,ANNF:fl UNIT DEVELOPMENT ALLOWING FOR DEVELOPMENT OF A MULTI—SCREEN TNF:APRP ANII RP..T,ATF.T) PARKTNO . OFPTC'E BUTLD_IN_GB AND OTHER COMMERCIAL DEVFT(IUMENT • BY MY(OUR)SIGNATURE ON THIS APPLICATION,I HEREBY DECLARE THAT,TO THE BEST OF MY KNOWLEDGE,THE IN FORMATION PROVIDED IS TR AND ACClitt, Signature of Applicant 1 Name of Applicant(typed/printed) ANTHONY PRO .� L MANAGEMENT, INC. R. JAY I.NTHONY, PRESIDENT Signature of Property Owner / ' �� Name of Propery Owner(typed/printed) LQSII HE 0 'NEIL . .* ALL THAT PART OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 8 , TOWNSHIP 30", RANGE 23 LYING SOUTHWESTERLY OF . STATE TRUNK ._ HIGHWAY NO. 10 , SUBJECT TOLONG _LAKE. ROAD AND COUNTY ROAD H-2, RAMSEY COUNTY, MINNESOTA. - �_.._.... . • • • ***a**2sssaina*************************7tall************a*!#alit*************# ** • FOR OFFICE USE ONLY Date of Submittal .22 -/o - 9 7 Date ofAcccptance Assigned to: Planning Case No. y 7 i - - 60-day Limit I20-day limit • Fees Paid: Account# Clack# lZta Application: ?1 5 O /OD - Parl:Dedication: _ Deposits: •Other Total: • C:AFFIMWPWWWPDOCT DIIN1FORMStDEVAPP.FOR 1/97 • • t;LG cCZZAi. ��••�.�� a n ,� ti - 7 ....+�.-.... .."c •. ^ n I,n o C1. IfZ2 sLZt eZLZter ®� Et1111 4: M " csR gag®„- - ‘ _ _ ..��. . • '»'y`GR., '^ kii OSZL I esLZ `® :sie::- �m arilazzZ:::�— s . atzL sazz •• coma ® *La I c[ ®e Ifl art I -w RE O!a�Zr7lwatrz�L `. �.•cv :! g�� O[ZL 1 m ttZZ IMO MEM 'etz lsezz m 07�'flI 21k5 21,:t S n e?i I'NI i8 RUM `��MEM • Lz , _ SIE ocA 4 MEM ;a'- xllllllrlilnll axL �� _ � cttz I. c�rejt_�G Carr SOCi ^ o RIRInI2I�I� �Id n - - R . 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'.- 9 se ,c. 4 ! 5 x y...-- ''rr _ _ *ao.ctcGz tc „anal i I3i3!031rlraul.1IRIRIlIR ;i�i1Ri�l1l • Vicinity/Zoning Map 471-97: O'Neil Property MAR-25-97 TUE 13:31 TOWLE REAL ESTATE CO FAX NO. 6123479389 P. 01 TOWLE • REAL E;TAPE VIA FACSIMILE:(612)784-3462 71 rA�.i•" s..4.•PESEAK}+ TOWLE REAL ESTATE COMPANY TOWLE BUILDING.SUITE 800 March 25, 1997 330 SECOND AVENUE SOUTH MINNEAPOUS,MN 55401 • Ms.Cathy Bennett TEL:612 341 4444 Director Economic Development FAX 612 347 9389 City of Mounds View 2401 Highway 10 COLLIERS Mounds View,Minnesota 55112 S T I I N w 1 1 C M A t NOM AmsucA ARAMA RE: Mounds View Redevelopment Market ReviewSUWON oAw,oee Highway 10 Corridor,North and South Sides CAmelik of Highway 10 Between County Road I and `ON"'" ck„c�sTON.sc Silver Lake Road o+A�rh.NC cWaGo Mounds View,Minnesota eNerp4wn C NcLAND Dear Ms.Bennett: DALLAS onion'onircea This letter serves as clarification to a point in our report on the above-referenced subject area regarding uanv e • the construction/development of a cinema-plex in the Northtown Mall/Mounds View area. HOUSTON ren KANsAS CITY Our report made the assumption that the Anthony Properties development would in fact be built(16- PS ANGELES LCUSAlt screen movie theater),so any further development of this type would not be economically feasible. MelANS WAY 'AWAKE'S While the Northtown Mail/Mounds View retail trade area is probably large enough to support a MINNEAPCUS cinema-plex development as the proposed Anthony Properties project; it is not large enough to r support any further movie theater construction that could possibly occur within the subject study area. o iA A Please note,however,that no specific research and analysis regarding the feasibility of the Anthony morta Properties project has been performed by Towle Real Estate Company. nwA TCN If you have any further questions or comments,please do not hesitate to contact me at 347-9336. o SAN Dion SAN NANO= Sincerely, SAN nsE seArna sr tae Towle Real Estate Companyracivro vANcwva NCCNM WASNINGICIP4.o C N*.we0 WtEMADC+AL 00.111 rurP.uA ger L.Skare,MAI Vice President "0N6�'� Appraisal/Consultation Services tDO m morn New ,uw »amass i 110404 TAANAN . - (' '-) constituted about 18% of the typical a percentage of the overall US econo- Movie Multiplexer family's financial portfolio. my, it has tripled during the past five ,:; ;-,From Mark Riely .- :_ __ _ Today, these baby-boomer families years.My favorites stocks now... C'- i L $$$Carmike ,Inc.,is are in their prime years for saving and 0 Intel Corp.is the premier produ- the largest movie chain in the US, investing, preparing for long-term ser of microprocessor chips.It is committed :�- with 2,500 screens.Theaters are goals. Declining inflation...the 1986 to research and development,which fuels `4'� located mainly in the South and change in the tax code...and the fact growth, and has fabulous products. NAS- Southeast.The company is growing quick- that many baby boomers already own DAQ:INTC.Recent share price:$1463/. ly by building new theaters and replacing homes have reduced the appeal of 0 Silicon Graphics'product cycle old theaters with multiplexes containing s disappointing in 1996 but should be 12 to 16 screens.This allows Carmike to tangible investments. show more movies...have theaters of dif- At the same time, many companies ;strengthening this year NYSE:SGI.Recent ferent sizes to accommodate interest in have shifted from the old defined-benefit share price:$241/2. different films.hand use multiple screens retirement programs to defined-contri Another favorite sector is financial to show the same film at staggered times. bution approaches that encourage work- services.There's a great deal of activity That reduces bottlenecks at the conces- ers to save for their own retirements. in that sector in terms of earnings .sion stands,where Carmlke makes most Stocks,including mutual funds, now growth,change and consolidation. of its money. .-.. Besides being a fast-growing market Movie theaters are relatively mature comprise about 30%of households'dis area, financial services is an under- businesses, and consolidation is under a etionary financial portfolios.This corn- businesses, valued sector,selling at low price/earn- way. rice/earnway. This is very good for Carmike— pares with about 45%in the late 1960s. ings ratios relative to the rest of the which can buy up smaller,overleveraged MY CONCERNS market.Two of my favorite stocks... companies. But its overall earnings are With wage pressures rising some- C Citicorp has recovered from its till- growing more than 20%a year,even with what,inflation could become a problem ficulties of the 1980s and gone on to become out acquisitions. NYSE:CKE,Columbus,Georgia.Recent share down the road,but we see only a mild a real powerhouse when it comes to provid- price:S2714.Fiscal year. December.Earnings per updrift this year. Labor productivity ing banking services to multinational corpo- share:1998 estimate/$275...1997 estimate/$225 continues to rise and offers an impor- rations and consumers around the world. ...1996/$135. NYSE:CCI.Recent share price:$118%9. Mark Riely is president of Media Group Research tant offset. Low inflation expectations 260 W.Broadway,New York 10013.The firm manages have meant great resistance to price in- C Travelers Group Inc.is the hold- capital oldcapital for very-high-net-worth individuals and provides creases in most areas of the economy. ing company for several financial services research for major institutional clients. -- Federal Reserve Chairman Alan companies.The group includes Smith B Greenspan recently suggested interest ney,Travelers Insurance and a number. other promising finanaal services properties. Medical Manufacturer rates may rise.If so,we think that such NYSE:TRV.Recent share price.•$52%. From Michael Gianturco_ increases would be modest and unlike- Another company benefiting from ex SSS Kensey Nash Corp.r C lytohavemorethanatransitoryimpact posuretothevigorousUSeconomy makes an important medical de- on stock prices. C Delta Air Lines. Its yield has im vice—called an Angio-Seal— Problems in Japan worry some am- used proved as more seats are sold on all flights. used by cardiologists and radiol- lysts,who fear that it could turn into a Earnings are growing through a combination ogists who perform catheterizations.Most black hole that might envelop world of improved market share and cost controL of the six million of these procedures done financial markets.We disagree. NYSE:DAL Recent share price:$83'/. ■ each year use the femoral artery in the While low growth in Japan will have upper thigh. Patients tend to bleed after an impact on the US—since its imports - W the procedure, so they must stay maydecrease while its exports in- •'_: __vitamin B-12 Alert overnight in the hospital for observation. p Kensey Nash's device closes the hole creasehe-impact will be limited. jndividu;'- ••- -t -made in the artery,so that less medical at Japan is addressing its banking prob- need to supplement their diets tendon is required and the patient can go lems,so most of the risks have come out with at least 25 micrograms a day of home the day of the operation,sharply re- of the market.What has changed is that vitamin B-12. ducing health care costs. many American investors have just no- Take vitamin B-12 in tablets by it- The tThe device received FDA approval last ticed Japan's economic problems. self—or combined with folic acid. September and costs less than$250.Man- Continental Europe also has been un- Don't take it in tablets that include ufacturing and marketing are being done able to generate substantial economic other vitamins or minerals. Reason: by health care giant American Home growth,and unemployment is high.This When the pills dissolve in your stom- Products.Caution:Single-product compo- neitherJapan nor means Europe will hies—and all medical-device firms—canash,the vitamin B-12 is destroyed be high-risk investments. help US economic growth early this year, Important:Do not take other NASDAQ:KNSY,Exton,Pennsylvania Recent but we expect gradual recovery: vitamins prescribed for you by a share price:$13'/4.Fiscal year:June.Earnings per So US global economic leadership is health professional within one hour of share: 1998 estimate/$0.77...1997 estimate/ clear again this year...and that's reflect Lakin vitamin B-12. S0.15...1996/($1). ed in the recent strength of the dollar. Victor Herbert MD,director of the hematology Michael Gianturco is president of The Princeton Portfolios,82 Wall St..New York 10005.For the five WHERE TO DIVEST NOW and nutrition laboratory at Mt.Sinai School of i" years through December 31.1996,the portfolios had an Medicine.New York.and editor of Total Nutrition: annualized rate ofreturn of26%.compared with 19.9%for Technology is still one of my fa- The Only Guide You'll Ever Need(St.Martin's the S&P 500 Index. _- - ---- vorite sectors.It is fast-growing and,as Press/$16.95). Bottom Line • PERSONAL APRIL 1, 1997 ° B12 THE WALL STREET JOURNAL FRIDAY, FEBRUARY 28, 1997 . ...7..-,:.-el'-k".0 .,,,'1441,4;;;;;.;;;; ;:-.. III illr ' 11112 RopE • .. ...., ,...• .,.. . :. :::..,...; ;;,;';..ie*;;;',Ii;*?•,;t~'.' '-'':•' - ii,..*,M=1"-',cia.771.=.....-I,. -,:.,-1.,..111..''-g*.-AT- : • • Multiplying • Mo vie Theaters Drive City and Suburban Developments By NEM.TEMPLIN the whim of Hollywood, which doesn't always offer a bump • Staff Reporter of nu.:WALL Srnia.:i• tts.,t, crop of fllmsAnd some worry about overkill. The U.S. now h 28,000 movie screens, 21% more than it had in 1989. But anal2, Gary Marsh of Cowen & Co. says that closings of older, small RB N REDEVELOPMENT has found a newU theaters are offsetting the new arrivals, reducing the likeliha champion: the movie theater. of overbuilding. Consider Fort Worth, Texas, where the In fact, movie theaters now are considered so critical tt wealthy Bass family spent tens of millions of dollars Los Angeless devo loperwsefseeki g city approval Iraforam360,0( during the 1980s in a grandiose effort to revive the city's clown- square-foot retail entertainment complex with 15 screens ar .town.The project struggled until AMC Entertainment inc.opened 4,700 seats in Westwood, a historic shopping area that has fallt an 11-screen movie theater there in late 1991. The theater quickly became the city's on hard times. Nearby residents oppose L most popular, attracting 800,000 cusx�, project,saying the theaters will bring t tourers a year like 19-year-old Gerry ,;<- 1s;f �t o v 1 E P L E x :- .L:.',.::. much traffic and the wrong sort Abbott, who sees a movie "every 4•• ,. , •--int ai peopleM into their neighborhood. weekend." Nearby restaurants no- r �„ en ' 7 UrTo" �, X igh rs' fearSmedrawho says e ticed an immediate surge in busi 4" 2 ,ar'"�" a®r a :� neighbors' fears are"complete ness. Other restaurants and night ;¢u+ {9 Um tz says he will have to"complete clubs began opening in Sundance y'&" y �t0V�'143: , "Th. :^n `i` ; rethink" the project if the ci Square. Last year, AMC built a sec p+ 5't"' r3 � ,''"°' doesn't approve the movie tt: .and multiscreen theater downtown, , aters. "luny of the 1prospectiv and Barnes Sr. Noble Inc. opened a upscale tenants we've spoken • sprawling 23,000-square-foot book '� • are contingent upon the theaters store with a huge sculpture of a • Mr. Smedra says. cowboy on a bucking bronco. Downtown shopping areas aren f the onlyPP g "It was dead until we put "`."• .. ones embracing mull in, we ,i ` }._J, screen movie theaters. In subu theeught theater tandfew :. . " t ban Ontario,Calif., the recent says Philip back Singleton, _ 'n, 1. -; s \��f P. t'= completed Ontario Mills me who is president of AMC's •-:!, �.c� t ,? - .1„„� 4 combines 30 movie scree: theater operations. :.�� ; •_ and upscale outlet store From the Third Street :, . Other developers are pairir Promenade in Santa Monica, % -;4 - o;r` movie theaters and trent Calif., to CocoWalk in Coconut `; *w , Q" restaurants to create suburbs v.,. . Grove,Fla.,movie theaters have helped ? " r developments like the Spectrum turn moribund urban shopping areas into ,? (T;„ .o Irvine,Calif. thriving entertainment meccas. And 1,�"" •4 But in downtowns, theaters crew 1‘..s. ; _,� ��� .. '. entire) : mho there arm_cnnce�n�h�ivay. I .•• ,� pl lr p terns-1�ti Phoenix, AMC is building a 24 screen the- ', '� Atik Third Street Promenade in Santa Mo i. p:•, • d ica, many retailers do their stronge ater to help draw customers to the Arizona •� � t • •- ,7;. ~ Center, an office and retail development. business late at nigh[. At the �Iidnig` George Thompson Movie theaters are good for surrounding Special bookstore,which stays open um 11:30 p.m. on weekends, "You can tell who businesses because they generate lots of traffic. A big multi- the movies let out," says Margie Ghiz, the bookstore's owne screen theater can draw two million to three million customers a Santa Monica Place, a regional shopping mall that abuts th year. who pour out into nearby restaurants and clubs or retail Promenade. keeps its food court open until 10 p.m. on Saturda\ stores. And because theaters change films regularly, customers Overall,the mall has seen its business rise 30%since the Promi keep coming back. At CocoWalk.in Coconut Grove. for instance, nade opened in 1989. the nontheater businesses last year averaged annual sales of In Fort Worth, the movies draw customers on nights an 5600 a square foot, about three times the average level in a re- weekends, the times when downtown used to be empty.Dick Mc gional mall. Some smaller specialty retailers are paying rents of Mullin, owner of Billy Miner's restaurant there, remembers be as much as 5100 a square foot. ing baffled the first time he saw a downtown parking lot full c "The longer you can keep someone in the center and keep them cars at 9:30 on a Saturday morning. Turns out people were con entertained,the more likely they are to spend on retail,"says Rub ing to see early showings at the theater. Billy Miner's now does Snowden. Coco>,Valk's general manager. The approach proved so strong Saturday lunch trade after the movie lets out. 411 successful that it was mimicked by a neighboring shopping center, which added a 10 screen theater during a recent renovation. In both Fort Worth and Santa Monica, the downtown revita. ization came in waves,starting with the theaters.The restaurant. Theater-driven retail is the natural successor to the festival and bars followed. Then came the retail stores. Santa Monica ha. marketplaces that were pioneered by the Rouse Co., Mr. Snow- been attracting national retailers for two or three years,includin den says. While festival marketplaces did well in some cities, Urban Outfitters, Banana Republic and the Disney Store. they struggled in others. Movie theaters supply "the missing rit Fort Worth, the retail rush is just beginning. Sundanc component to the Rouse formula." he says. While shoppers Pre:•Tient William Boecker is in discussions with music store might tire of jugglers or street musicians. "with movie theaters and casual apparel stores that are interested in locating there you have something new to show them every Friday." And ane more thing. "We're talking with AMC about building ar Such dependence on theaters puts retailers and restrutrnnre 1r „ •.rt,.,..'-........ ,._ -..._ • MOUNDS VIEW ECONOMIC DEVELOPMENT COMMISSION RESOLUTION NO. 97-EDC 18 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION IN SUPPORT OF THE DEVELOPMENT OF A 16-SCi.EEN MOVIE THEATER AND OFFICE BUILDINGS FOR SECTION 7 OF THE PROPOSED HIGHWAY ! 0 REDEVELOPMENT PLAN WHEREAS, PER THE MOUNDS VIEW MUNICIPAL CODE CHAPTER 408,09, SECTION I , THE ECONOMIC DEVELOPMENT COMMISSION (EDC) SHALL CONFER WITH AND ADVISI=2, ?s i` AUTHORITY ON ALL MATTERS CONCERNING THE INDUSTRIAL AND COMMERCIAL DEVELOPMENT AND REDEVELOPMENT OF THE CITY, AND WHEREAS, PER -n-is MOUNDS VIEW MUNICIPAL CODE CHAPTER 8, THE EDC SHALL RECOMMEND ZONING CHANGES AND DEVELOPMENT OF AREA SUITABLE FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT AND REDEVELOPMENT TO THE PLANNING COe s-1i. SION, AND WHEREAS, THE EDC HAS REVIEWED THE ECONOMIC ADVANTAGES AND DISADVANTAGES OF LOCATING A I 6-SCREEN MOVIE THEATER AND THREE OFFICE BUILDINGS THAT • IS PROPOSED FOR THE VACANT LAND LOCATED IN SECTION 7 OF THE PROPOSED HIGHWAY I 0 REDEVELOPMENT PLAN, AND • WHEREAS, THE EDC FINDS THAT THE PROPOSED USE WOULD INCREASE THE COMMERCIAL TAX BASE OF THE CITY BY APPROXIMATELY $ I 00,OCO; ADD NEW FULL PART TIME JOBS AND CREATE A LARGE MULTIPLIER EFFECT BY BRINGING NEW CUSTOMERS TO THE AREA. AND • WHEREAS, THE EDC VIEWS THIS DEVELOPMENT AS BENEFICIAL TO THE OVERALL ECONOMIC LIVELIHOOD OF THE COMMERCIAL BUSINESSES ALONG HIGHWAY I 0 AND WILL IMPROVE THE CHARACTER AND VISION OF THE CORRIDOR; AND NOW, THEREFORE, BE IT RESOLVED THAT THE ECONOMIC DEVELOPMENT COMMISSION HEREBY SUPPORTS THE DEVELOPMENT OF A 16-SCREEN MOVIE THEATER AND OFFICE BUILDINGS FOR SECTION 7 OF THE PROPOSED HIGHWAY I 0 REDEVELOPMENT PLAN. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE ECONOMIC DEVELOPMENT COMMISSION RECOMMENDS TO THE PLANNING COMMISSION THE APPROVAL OF A ZONING CHANGE FOR THE PROJECT. NOW, THEREFORE, BE IT EVEN FURTHER RESOLVED THAT THE ECONOMIC DEVELOPMENT COMMISSION RECOMMENDS THAT THE CITY SUPPORT WORKING TOWARDS APPROVAL • FCR A SIGNALIZED INTERSECTION FOR THE PROJECT BUT NOT MAKE THE ZONING CHANGE CONTINGENT UPON RECEIVING APPROVALS FROM THE MINNESOTA DEPARTMENT OF TRANSPORTATION FOR THE STOP LIGHT. • ADOPTED BY THE ECONOMIC DEVELOPMENT COMMISSION OF THE CITY OF MOUNDS VIEW THIS 27TH DAY OF MARCH, 1997. ATTEST: • CHAIR (SEAL) LCC ���„� DIRECTO OF ECONOMIC DEVELOPMENT • • • WELLS & ASSOCIATES, LLC 1111 140 TRAFFIC, TRANSPORTATION, and PARKING CONSULTANTS TECHNICAL MEMORANDUM TO: Mr. Robert S . Thorpe Baker Commercial Real Estate Services FROM: Michael J. Workosky R. Trent Ebersole, P . E . Wells & Associates, LLC DATE : February 11 , 1997 SUBJECT: Parking Requirements for the Proposed Carmike Cinema , Lancaster County, Pennsylvania . Introduction 411 This memorandum presents a discussion of the proposed Carrriike . Cinema project located in Lancaster County, Pennsylvania : The site, located between Rohrerstown Road and Manheim Pike in East Hempfield Township, is proposed to consist of a 50 , 000 square- foot , 1 , 892 seat cinema and an out parcel located west of the main building, and supply 540 parking spaces as shown on Figure 1 . The zoning ordinance currently states that a minimum parking requirement of one parking space for each 200 square feet of building area and not less than one (1) parking space per two (2) seats . The si-to it propos-ed_t0 supply one -(-1-)_spac-e for every four (4) cinema seats, (or a parking ratio of 0 . 25) plus one space for every employee on the two major shifts for theater use . The focus of this analysis was to identify current parking ratios being experienced at similar Carmike sites, and correlate this data with that compiled by the Urban Land Institute . • Data Collection • • In an effort to identify the current parking demands of facilities similar to the proposed Carmike Cinema, two (2) 1420 Spring Hill Road, Suite 600 2661 Riva Road, Suite 300 420 Virginia Avenue McLean, Virginia 22102 Annapolis, Maryland 21401 Towson, Maryland 21286 703/917-6620 • Fax: 703/917-0739 410/266-5723 • 301/970-2402 (D.C.) 410/825-2527 • Fax: 410/825-2717 Fax: 410/266-9189 Y � 410 existing Carmike Cinemas were selected for analysis . Each of the following cinemas have similar site characteristics , and are located in suburban areas : • Location Seats Parkin° Spaces 1 . Greensboro, NC 2 , 080 528 2 . Nashville, TN 3 , 148 831 A parking accumulation study was conducted at each cinema to determine existing parking demands on Friday, February 7 , 1997 and Saturday, February 8 , 1997 . Parking accumulation counts were conducted by Wells & Associates staff on Friday from 6 : 00 PM to 12 : 00 AM, and on Saturday from 12 : 00 noon to 12 : 00 AM, and were recorded in fifteen (15) minute intervals . The peak hour parking space occupancy and parking ratio for these cinemas is summarized in Table 1 and hourly data is presented in Appendix A. Table 1 indicates that the average peak hour parking ratio is 0 . 11 occupied spaces per seat on Friday and 0 . 13 occupied spaces per seat during Saturday. • Analysis Due to the significant seasonal variations in the attendance of cinemas, factors were derived to determine a worst case scenario for the proposed Carmike Cinema . Based on the parking utilization data for cinemas contained in "Shared Parking" , a publication by the Urban Land Institute (ULI) , June and July are the busiest months for cinemas.. Attendance in February is approximately 70 percent of the attendance in June and July, based on actual surveys of suburban cinemas containing over 900 seats . Sales transaction data was obtained for for the Nashville, Tennessee site in an effort to compare it to the ULI data . The Carmike transaction data indicates that June is the peak month for sales at this facility. As shown in Table 2 , sales in February are approximately 62 percent of the sales in June . A 411 summary of these results are contained in Appendix B. 11110 Table 1 Parking Accumulation Summary Results for Carmike Cinemas Friday and Saturday, February 7th and 8th, 1997 Maximum Number Resultant of Total Parking Percent Total Number Parking Ratio Theater Location Peak Hour Parked Vehicles Available Occupancy of Seats (per Seat) Friday Results Greensboro, NC 9:00 PM 327 528 624 2,080 0.16 Nashville, TN 10:15 PM 248 831 304 3,148 0.08 Friday Averages (February) 288 680 42% 2.614 0.11 Saturday Results Greensboro, NC 4:00 PM 391 528 74% 2,080 0.19 Nashville, TN 5:30 PM 292 831 35% 3,148 0.09 Saturday Averages (February) 342 680 50% 2,614 0.13 Notes: (1) Accumulation estimates based on counts conducted by Wells G Associates, LLC • Wells Associates, LLC McLean, Virginia • Table 2 Summary of Monthly Variation Data Carmike Cinemas and ULI Data • Site Location February Variation Conversion Factor for of Peak Month February to Peak Month Nashville, TN Site 62% 1. 62 Urban Land Institute 70% 1.43 Notes: (1) Based on data provided by Anthony Properties. (2) "Shared Parking", Urban Land Institute, Page 46. • • F • • Wells Associates, LLC McLean, Virginia • Results The seasonal variations shown in Table 2 were applied to the February parking occupancy demands to estimate peak season parking demands for both Friday and Saturday conditions, with the results summarized in Table 3 . Based on the ULI seasonal variation data, a peak demand 0 . 19 spaces pre seat (1 parking space for 5 . 36 seats) would be observed during the critical Saturday peak hour. Based on Carmike Cinema transaction data variations only, the peak demand for the critical Saturday peak hour would be 0 . 21 spaces per seat (1 space per 4 . 72 seats) . The Carmike Cinema development proposes to provide one (1) space for four (4) seats, plus one (1) space for each employee on the major shift . The total spaces proposed would provide a parking ratio of 0 . 29 spaces per seat . A comparison of the analysis results with the proposed parking supply for the site indicates that the proposed parking supply (a ratio of 0 . 29) for the Carmike project will be adequate to serve the site during peak season conditions on both Friday and Saturday in all cases . The Carmike data, while useful , contains only a single data point while the ULI data contains several . This indicates that one (1) space for every four (4) cinema seats plus one (1) space for each employee on the major shift is an accurate estimate of peak parking demand for the Carmike Cinema project . • Table 3 Parking Accumulation Summary Results Friday and Saturday, February 7th and 8th, 1997 Maximum Number Resultant of Total Parking Percent Total Number Parking Ratio Theater Location Peak Hour Parked Vehicles Available Occupancy of Seats (per Seat) Friday Results Greensboro, NC 9:00 PM 327 528 62% 2,080 0.1G Nashville, TN 10:15 PM 248 831 30% 3,148 0.08 Friday Averages (February) 288 680 42% 2,614 0.11 Saturday Results Greensboro, NC 4:00 PM 391 528 74% 2,080 0.19 Nashville, TN 5:30 PM 292 831 35% 3,148 0.09 Saturday Averages (February) 342 680 50% 2,614 0.13 Adiustments for Peak Season Based on ULI Data e e February Variation of Peak Month: 70% • Parking Demand Factor for Friday and Saturday to convert month 1.43 of February to peak month: Adjusted parking demand ratio for Friday to Peak Month: 0.16 Conversion to seats per parking space ratio: 6.36 seats/space Adjusted parking demand ratio for Saturday to Peak Month: 0.19 Conversion to seats per parking space ratio: 5.36 seats/space Adjustments for Peak Season Based on Carmike Data February Variation of Peak Month: 62% Parking Demand Factor for Friday and Saturday to convert month of February to peak month (based on Carmike Averages): 1.62 Adjusted parking demand ratio Eor Friday to Peak Month: 0.18 Conversion to seats per parking space ratio: 5.61 seats/space Adjusted parking demand ratio for Saturday to Peak Month: 0.21 Conversion to seats per par)4ng spacA ratio: 4.72 seats/space Notes. (1) Accumulation estimates based on counts conducted by Wells 6 Associates, LLC (2) Sales receipt data provided by Anthony Properties. (31 ULI Monthly Variation from "Shared Parking'. Urban Land Institute, Page 46. • Wells Associates, LLC McLean, Virginia Summary The focus of this analysis has been to identify peak parking demand characteristics for the proposed Carmike cinema project . The results of this analysis are as follows : 1 . The results of the parking accumulation data, factored to reflect seasonal variations in patron use, indicate that the proposed parking ratio of 0 . 25 (one (1) space for every four (4 ) seats) will effectively serve the project during both peak Friday and Saturday conditions throughout the year. 2 . The ULI seasonal variations in cinema parking indicate that patron attendance in February is approximately 70 percent of the attendance in June and July, and is based on actual surveys of suburban cinemas containing over 900 seats . The sales receipt information obtained through Carmike Cinemas for the Nashville, Tennessee indicates that February in 111 approximately 62 percent of the attendance in June . 3 . The results of the parking analysis utilizing the ULI seasonal variation data indicates that a peak demand of 0 . 19 seats per space (one (1) parking space for 5 . 36 seats) would be observed during the critical Saturday peak hour. 4 . Based on Carmike Cinema transaction data variations, the peak demand for the critical Saturday peak hour would be 0 . 21 spaces per seat (one (1) space per 4 . 72 seats) . 111 \mxw\carmikel.mem • Appendix A Summary of Parking Accumulation Data Table A-1 . Parking Count Accumulation Summary Site Location: Greensboro, North Carolina Friday, February 7, 1997 Total Parking Spaces: 528 Total Cinema Seats: 2,080 Resultant No. of No. of Empty Percent of Parking Ratio Time Parked Vehicles Parking Spaces Occupied Spaces (per Seat) 06:00 117 411 22% 0.06 06:15 125 403 24% 0.06 06:30 123 405 23% 0.06 06:45 127 401 24% 0.06 07:00 175 353 33% 0.08 07:15 228 300 43% 0.11 07:30 252 276 48% 0.12 07:45 268 260 51% 0.13 08:00 302 226 57% 0.15 08:15 313 215 59% 0.15 08:30 314 214 59% 0.15 08:45 312 216 59% 0.15 09:00 327 201 62% 0.16 09:15 273 255 52% 0.13 09:30 275 253 52% 0.13 1111 09:45 311 217 59% 0.15 10:00 294 234 56% 0.14 10:15 242 286 46% 0.12 10:30 247 281 47% 0.12 10:45 244 284 46% 0.12 11:00 236 292 45% 0.11 11:15 209 319 40% 0.10 Parking Summary ak Ilou-r--Summa-ry-- 3-27 1a6 6-2-% 0_16 9:00 PM Note: Based on counts conducted by Wells & Associates, LLC / • Wells Associates, LLC McLean, Virginia Parking Count Accumulation Summary • Site Location: Greens. , North Carolina Saturday, February 8, 1997 Total Parking Spaces: 528 Total Cinema Seats: 2,080 Resultant • No. of No. of Empty Percent of Parking Ratio Time Parked Vehicles Parking Spaces Occupied Spaces (per Seat) 12:00 12:15 138 390 26% 0.07 12:30 140 388 27% 0.07 12:45 145 383 27% 0.07 01:00 144 384 27% 0.07 01:15 155 373 29% 0.07 01:30 176 352 33% 0.08 01:45 234 294 44% 0.11 02:00 250 278 47% 0.12 02:15 299 229 57% 0.14 02:30 298 230 56% 0.14 02:45 292 236 55% 0.14 03:00 320 208 61% 0.15 03:15 350 178 66% 0.17 03:30 321 207 61% 0.15 03:45 356 172 67% 0.17 04:00 391 137 74% • 0.19 04:15 369 159 70% 0.18 04:30 368 160 70% 0.18 04:45 382 146 72% 0.18 05:00 390 138 74% 0.19 05:15 366 162 69% 0.18 05:30 340 188 64% 0.16 410 05:45 336 190 64% 0.16 06:00 337 191 64% 0.16 06:15 315 213 60% 0.15 06:30 304 224 58% 0.15 06:45 327 201 62% 0.16 07:00 309 219 59% 0.15 07:15 307 221 58% 0.15 + 30 322 206 61% 0.15 07:45 362 166 69% 0.17 08:00 375 153 71% . 0.18 08:15 362 166 69% 0.17 0330 361 167 68% 0.17 0845 363 165 69% 0.17 09:00380 148 72% 0.18 09:15 09:30 09:45 10:00 10:15 10:30 10:45 370 158 70% 0.18 312 216 59% 0.15 290 238 55% 0.14 .278 250 53% 0.13 241 287 46% 0.12 247 281 47% 0.12 243 285 46% 0.12 11:00 235 293 45% 0.11 1115 223 305 42% 0.11 Parking Summary III Peak Hour Summary 391 72 74% 0.19 4:00 PM Note: Based on counts conducted by Wells & Associates, LLC Table A-3 Parking Count Accumulation Summary 1110 Site Location: Nashville, Tennessee Friday, February 7, 1997 Total Parking Spaces: 831 Total Cinema Seats: 3,148 . Resultant No. of No. of Empty Percent of Parking Ratio Time Parked Vehicles Parking Spaces Occupied Spaces (per Seat) 06:00 06:15 06:30 129 702 16% 0.04 06:45 98 733 12% 0.03 07:00 95 736 11% 0.03 07:15 144 687 17% 0.05 07:30 175 656 21% 0.06 07:45 190 641 23% 0.06 08:00 201 630 24% 0.06 08:15 200 631 24% 0.06 08:30 205 626 25% 0.07 08:45 208 623 25% 0.07 09:00 220 611 26% 0.07 09:15 205 626 25% 0.07 09:30 198 633 24% 0.06 1111 09:45 211 620 25% 0.07 10:00 237 594 29% 0.08 10:15 248 583 30% 0.08 10:30 244 587 29% 0.08 10:45 245 586 29% 0.08 11:00 240 591 29% 0.08 11:15 234 597 28% 0.07 11:30 174 657 21% 0.06 11:45 151 680 18% 0.05 Parking Summary Peak Hour Summary 248 215 ' 30% 0.08 10:15 PM Note: Based on counts conducted by Wells & Associates, LLC • Wells Associates, LLC McLean, Virginia Parking Count Accumulation Summary Site Location: Nashvil Tennessee Saturday, February 8, 1997 Total Parking Spaces: 831 Total Cinema Seats: 3,148 Resultant No. of No. of Empty Percent of Parking Ratio 411/ Time Parked Vehicles Parking Spaces Occupied Spaces (per Seat) 12:00 73 758 9% 0.02 12:15 77 754 9% 0.02 12:30 86 745 10% 0.03 12:45 89 742 11% 0.03 01:00 88 743 11% 0.03 01:15 92 739 11% 0.03 01:30 91 740 11% 0.03 01:45 105 726 13% 0.03 02:00 117 714 14% 0.04 02:15 144 687 17% 0.05 02:30 152 679 18% 0.05 02:45 157 674 19% 0.05 03:00 155 676 19% 0.05 03:15 155 G76 19% 0.05 03:30 158 673 19% 0.05 03:45 170 661 20% 0.05 04:00 193 638 23% 0.06 04:15 199 632 24% 0.06 04:30 221 610 27% 0.07 04:45 255 576 31% 0.08 05:00 275 556 33% 0.09 05:15 279 552 34% 0.09 05:30 292 539 35% 0.09 1111 05:45 289 542 35% 0.09 06:00 274 557 33% 0.09 06:15 257 574 31% 0.08 06:30 255 576 31% 0.06 06:45 192 639 23% 0.06 07:00 131 700 16% 0.04 07:15 132 699 16% 0.04 07:30 216 615 26% 0.07 07:45 223 608 27% 0.07 08:00 232 599 28% 0.07 08:15 217 614 2G% 0.07 08:30 231 600 28% 0.07 08:45 228 . 603 27% 0.07 09:00 219 G12 26% 0.07 09:15 199 632 24% 0.06 09:30 183 648 22% 0.06 09:45 198 633 24% 0.06 10:00 234 597 28% 0.07 10:15 248 583 30% 0.08 10:30 267 564 32% 0.08 10:45 256 575 31% 0.08 11:00 251 580 30% 0.08 11:15 238 593 29% 0.08 11:30 195 636 23% 0.06 11:45 193 638 23% 0.06 Parking Summary . Peak Hour Summary 292 171 35% 0.09 5:30 PM Note: Based on counts conducted by wells & Associates, LLC . . . 410 Appendix B Summary of Seasonal Variation Data • 411 0 Table B-1 Sales Receipts Summary Nashville, Tennessee Site • Monthly Sales Receipts Average Yearly Monthly Month 1994 1995 1996 Sales/Month Percentages Variation January $350, 560 $177, 852 $247, 837 $258,750 8% 72% February $294, 530 $195, 933 $171, 888 $220,784 7% 62% March $258, 110 $258, 110 $188,405 $234,875 7% 66% April $281, 189 $275,316 $245,622 $267, 376 8% 75% May $372,620 $245,116 $226,590 $281,442 9% 79% June $522,547 $271, 154 $280,240 $357, 980 11% 100% July $304,528 $303,803 $381,564 $329, 965 10% 92% August $205,728 $252,970 $223,603 $227,434 7% 64% September $315, 158 $268, 849 $133,822 $239,276 8% 67% October $308, 043 $245,105 $157,615 $236, 921 7% 66% November $281,295 $233, 575 $299,055 $271,308 9% 76% December $289, 997 $251 , 011 $221,735 $254 , 248 8% 71% Total Sales $3,784, 305 $2, 978, 794 $2, 777, 976 $3,180,358 100% • February Variation from Peak Month (June) : 62% Factor for conversion to peak month: 1.62 Note: Based on data provided by Anthony Properties. i Wells Associates, LLC McLean, Virginia Table B-2 ULI Cinema Monthly Variation in Peak Parking Accumulation Percentage Variation Month Friday/Saturday January 90% February 70% March 50% April 70% May 70% June 100% July 100% August 70% September 80% October 70% November 50% December 50% • Percent Difference between February and Peak Month (June/July) : 70% Factor for conversion to peak month: 1.43 Note: "Shared Parking", Urban Land Institute, Page 46. • Wells Associates, LLC McLean, Virginia c.tyT Of, 4%�°� °�� DEPARTMENT OF THE ARMY .t, ST.PAUL DISTRICT,CORPS OF ENGINEERS (,CN x1 ;I�I�I' m ARMY CORPS OF ENGINEERS CENTRE _ 190 FIFTH STREET EAST �� - ' ,�` ST.PAUL,MN 55101-1638 �`tan.or' REPLY TO March 24, 1997 ATTENTION OF Construction-Operations Regulatory (97-02905-NP-TJF) Ms. Pam Sheldon City of Mounds View ' 2401 Highway 10 Mounds View, Minnesota 55112 Dear Ms. Sheldon: We have reviewed the concept site plan for development on a site along Highway 10, referred to as the O'Neil Property. The project site is in the SW 1/4 NW 1/4 Sec. 8, T. 30N. , R. 23W. , Ramsey County, Minnesota. Several maps identify a wetland along the western portion of the site. Projects which involve the discharge of dredged or fill material into this type of area come within the jurisdiction of the Corps of Engineers. Activities which could be regulated include filling, grading, land clearing, excavation and draining. 411 Regarding the proposed development we have the following comments. We recommend that the wetland boundaries be accurately delineated using a method and wetland definition consistent with the Minnesota Wetland Conservation Act, the MDNR and the Corps. Once the wetlands have been delineated, a project should be designed which avoids encroachment into the wetlands. The storm water ponding shown on the plan should be located in upland areas. If the project cannot totally avoid encroachment into the wetland, the applicant should contact our office for a determination as to whether a Corps permit will be required. If you have any questions, contact Tim Fell in our St. Paul office at (612) 290-5360. In any correspondence or inquiries, please refer to the file number shown above. Sincerely, -ter ---( )_ r--- 4/^ Michael Weburg C ief, Western Permits Section Copy furnished to: MDNR • Printed on®Recycled Paver March 20, 1997 Edward and Laurie Trettel 7401 Park View Drive Mounds View MN 55112 Dt't ne McCarty, Mayor City of Mounds View 2400 Highway 10 Mounds View MN 55112 - Dear Mayor McCarty: We wanted to write you regarding our concerns with the develop ment of the O Neil ro e parcel from B-1 R-2 to a mixed use PUD designation. P p rty, particularly rezoning the Before that, we'd like to say that we've found you to be a fair and open minded mayor, and we support your conservative fiscal policies for the city. We support your position to researching the future of the Bel-Rae acquisitoin, as well as your stand on the footbridge over Highway 10. We hope that this responsible way of thinking will carry over with regard to the use of the O'Neil property. After attending the most recent Planning Commission Meeting last night it is our impression that the building of a 16- screen movie theater would most certainly financially benefit the developer. However, it's very questionable whether it would have any benefit to Mounds View as a community when other more compatible use (B-1, R-2) could be made of the land. Many of us envision a time when Highway 10 will become "Old Highway 10" and we will have a main street in Mounds View. A theater drawing patrons from a 5-7 mile radius does not facilitate this long term goal. Bu ng a theater of this size (650+ parking spaces) in our little town does little to serve the citizenry. Rather,Mounds View would simply be saddled with a number of problems — traffic congestion, crime, diminished property values, and other safety issues. While we might be providing a service to movie patrons within a 5-7 mile radius, is this what we want to do as a community ? Does Mounds View really want to be the custodian of a 16-screen movie theater? We trust that you will continue in guiding the city in the prudent and responsible path that you have charted in your administration thus far. Regards, / /lam, Edward L. Trettel Laurie J. Trettel • • PROCEEDINGS OF THE PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Agenda Meeting March 19, 1997 3 Mound ,:.-w City Hall 2401 Highway 10, M/13: . ds. ^:r , MN 55112 (Held at the Bel Rae CommunE Cent v °,`x dgewood Drive) .., ac:,xxzxxxx•z AV e "`x,;,zw' 'fix. k ea 91. Call to Order ; 4 ` "rm:2 w The meeting was called to order by Acting CP x'enson at 7:00 p:x > x,x • x 2. Roll Call ` N; zM . `$ %x 1, wpm* * xtz . 0 , Members present: Commissioners Broghnston,\Ef€ Pi Iler, Brasaemle, and Stevenson, (Chair Peterson had .•.sse. d abser > '' tigk Also Present: CommunityDeve. .:ment `zx ` �•�rS, .." `:.... Plannin Associate `. 9 • Ericson, Council Liaison Kooeiners td Recd g ecretary Benesch. .&„40* a?, x\„woo. x s. 1 3. Review of Minutes: M; h 5, 1Ver 99 ” �t Tbbe=�z,, oning C ;:. 411p, sop" .tw n revie*e ; r mutes and made minor corrections. \` zC > h \ 4. Cit sts a . ents on Items Not on the Agenda s'INNIMa, VIM" A quesf a` .ed ab 'tie advisory election on the Bel Rae. Community De pmer'i c t Sheldon responded that ballots were being mailed which `.moist-be-return" `� 1-5, there would be-polls operrat-the Bel Rae on April 5 == ''and there would b•G information meeting on March 27 at the Bel Rae. i. to Mits.conutesH Page "xxxxx`i� Oy* asey471-97, Comprehensive Plan Amendment and Rezoning ' ' . Movie Theater and Office Buildings, 2340 Highway 10 2 PaWititeezdte No. 477-97, Rezoning for Planned Unit Development, Silver Lake Road & Highway 10 15 Planning Case No. 472-97, Conditional Use Permit for Spots Quick Lube, 2975 Highway 10 18 • Mounds View Planning Commission March 19, 1997 • Agenda Meeting Page 2 5. Planning Case No. 471-97 2430 Highway 10 Applicant: Anthony Properties Management, Inc. S ;;,, Request for a Comprehensive Plan Amendment from Medium D ft R:.0.:. ntial to '::':k .,} ngit B-1 and R-2 to Mixed Use PUD Allowing Commercial and Office Uses<�� �Rezt�k�i':•� PUD to Allow Development of a 16-Screen Movie Th, er and Tht; Square Fp" Buildings. t ,t : s,4i.!.i :.",e SR `x<;>zzz;.�z�z The applicant, Anthony Properties ManagemizZliftz, NOV f ;.:••,.,> as represented. Community Development Director Sheldon �ugnwiN Y..:;.,.itd the Staff Report dated March 19, 1997, regarding this iter 0�� 1. �Ahf.wy x.. •'}•,A''tii�i�ivvv i��$vwt She noted that the main issues fonus ,.:.rding t5 item: whether or not this proposal fits, is there enoug. .buffer fl ? fal area on County Road H-2, how to guarantee the buffer er and to ake s€i <t k"office buildings get built, the use of the wetland buffer we*wheth the acc., situation is acceptable or could it be improved, the amo ` } • u '�arki >rand ove w parking, security of the parking lot, whether a pedestriasystem Ods to qtabut in to connect this site to other walkways in the Cita3 how tokr (use of the site if the theaters close. :; .t::... .ft:iY` k,... t Y`,.,.,\` kv heldorTrp`x•• 13 he audien - ce that SRF Consulting, the Traffic COkittAttAEH, tri*VONIN.pnsulting Engineer; and the City Forester were presentwN*cer quei 'iii:a.2:a..;'.`•`• `.'2`�i `20 Acti et arrk . on suggested at this time that, since there have been ,..go> . < te ,tevious neighbteetingsr_the_applicant summarize_the_changes they_have :;'bade to the pro tince the last meeting. MW Al AN : ( Wendell Smit 'the real estate consultant for Anthony Properties, addressed the Planning Co ission. He introduced other representatives present including: Jay < >; x�nthonmcipal of Anthony Properties; Alvin Anderson, Architect with Artech T..;}`$''�'`' • ` and Joe Beaton, representative for the O'Neil family. Mr. Smith mentioned that Carmike Theaters is the largest exhibitor of movies in the United States. He distributed to the Planning Commission a pamphlet showing similar theaters to illustrate what the proposed theater would look like. He added that the building would be a first rated, first-class type building. Mr. Smith mentioned that Carmike owns a number of theaters in Minnesota but none of them III ii Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 3 were built by Carmike. He added that Mounds View could be one of the first with a newer building and within the new building would be updated technology in regards to sound, seating, and the lobby would be all marble. He added thatmike, ki being number one in the country, would like to remain numone. are a very good company to work with and he knows that th % comm `. ,.S`' d be proud of the project as far as the construction is concerne :, Mr. Smith informed the audience that the sit ' arch for.; the ' P.ez: � ���r. " µ l�'i:� -•era e-•�144. Yt . spring of 1996. He knew at that time that th O o ping ..) Id need l'0611015. He spoke with Cathy Bennett, Economic Dea)P:::.m*` Director, to takOiaw vote of the City Council at that time and he bei :;to be done at a work session in September. He indicated that they receive1 *** esponse from the Council and that they would look favorably othis pa €1tirroject if they were able to work with the neighborhood, but the ouncil was or o~ ed with the parking for Donatelle's. Based on th `""""'``�` pppp� '� p g i"�� 2n, the applicant began the t demographic study and began wolighliNfitteOpil witNfiffe Staff. zr Mr. Smith explained how the an had a 1ved : ng four different layouts • and discussed how the input the ighbort od meeting had been incorporated in the can-e h They moved theater building away from County Road H2, facin9Qowards east the lights from the traffic going towards the theater theat9tV0hway tA.. explained that the office buildings we ced as etween° Ls'# tiorhood and the project and would be :.«`, d witlt� € j i ial look ' e added that they would be installing a fence to .;, of traf '::`, " ;`�;,;� OM Mr. Smittkli . d that` .if they do not develop the property, someone will, an 1 the� S,r ;zoning;homes could be constructed along County Road H2 IMwith homes me* itomobile and-foot traffic. He-added-that-with their present - - - ; v>design, they havznated all access onto County Road H2, and the office Y building design `in" residential-type look that will hopefully blend in with the ti` acz neighborhood�` e added that the City Forester, along with Director Sheldon, 111` walked the §itand concluded that the best solution would be to leave the wooded area alor ;bounty Road H2 as natural as possible. He added that they are willing 'z'"``1110#17404 foot berm if that is what the residents want but that a number of ' :, trees would have to be removed. He pointed out that with this It development, the residents on County Road H2 would basically be looking at the same thing they are looking at now. 0 Mr. Smith informed the Planning Commission that they are working with Mr. Donatelle for cross-easement parking so that in his high-peak hours, customers Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 4 can park in the theater parking lot once his lot fills. This would solve the restaurant's current parking problems. 4 Mr. Smith added that he has met with a number of Mound. View IViti#esses along the Highway 10 corridor and reported their comments: Mr.A.44) 0 r of Mounds * "\ View Square is in favor of the project and believes lgat thgliitas, aces in the center would fill up with the attraction of morephople to the area; Dahlberg and Mr. Dan Englesmith of Kraus-tiderson ater 040.1gt,ikalse believe that this project will help their tenantitkro r. cl16 Hall of frilivirr believes that this project will increase the buitOrnhis establishme***TMr. Donatelle believes that the more restaurants yti#fit*Oe more people you have coming to the area looking for a place to dines 6:00.9dded that he had the opportunity to make a presentation to the NO BrightbSMads View Chamber of Commerce who reportedly indicated that ttware in favor 0;Wproject and believe that the project would influence**ti*ive way itiOb'usinesses along the Highway 10 corridor. .4106511,* ALMONEtv In conclusion, Mr. Smith expressed that tie hopes they seen as "good neighbors and added that• have ed to do#1..tiiat they could to make this • particular project as nei*FWiendOs possiO. He hoped that the Planning Commission would see, as a ROtive adAjibn to the City and hoped that they would recommendAlti,City CORtit.N.Oe zoning be changed and the C ensiveRlootamendailitV ,§Waw NOINEW44 Commt,;,;; ,er Miller as to the amount of parking, if the building was partlylikkgiovend bAtt Way there was a particular reason for the 16 screens. Mr. SO.thidattl,that this ya number that Carmike, using their demographic study liidexcifOlotkthis field, sees as appropriate for this site. 111116 AA.:ommissionee9birsummarized his concerns so far regarding the project which Ow included the gutiaiWee of the buffer area, the timeliness of the construction of the offices, and w* to do if the theaters close. Jay Anthony of Anthony 10111,, Properties addressed the Planning Commission. He explained that he has itimagle,veloRegkrirtmerous theaters across the country and believes that this community W"WijaVirproud of the effort, research, and thoroughness that has gone into the monks . NIEllgyieW of this project. He added that in no project has he ever experienced this degree of a thorough review and commended the Staff for its critical review early on and for a professional job. He addressed Commissioner Obert's concerns by pointing out that one choice would be to initially clear the entire area that is to be developed which would be the most efficient method. However, Mr. Anthony is proposing, in an effort to provide a buffer to the neighbors for the short term until • Mounds View Planning Commission March 19, 1997 • Agenda Meeting Page 5 the offices are ready to be developed, that they not clear the area where the offices would be built until they are ready for construction. He believes this approach would leave approximately 200 feet of buffer. Mr. Anthony4ed that they could install a temporary fence to eliminate foot traffierltherices are built. Mr. Anthony addressed the issue of what happen if the # ose. He x ,�, #r�;iEkiisA informed the Commission that they are dealing the la x1. ter company in the country and explained that they are being fired by i. �4µkkk:"` mpanies ,41 with high institutional credit rating on a twent} ear long tn ba ` # ded t, in his mind, some of the most sophisticated ��js itutio investors` `'�' �} k' have great faith in the longevity of the projectto financial streng rote tenant. He commented that twenty or thirty yeathe line, he would expect that we may be looking at some alternate use;: hter or tearing it down and building something else. 4ie ION" `kk.:k..kkkkkkkkkkkk:°i, Aollft 1111.111 Commissioner Brasaemle inquired," ` pringbrts T }eater wasn't considered in their study as one of -`tf}e in the; ve-mile radius. Mr. Anthony indicated that Springbr; is a dictnd serves an entirely different market. Commissioner Brasaemle aitired if there has been any • analysis available regarding jte R-2brstrict we}}fully developed with duplexes, how many units the areetifEi alley"YDirectorS heldon responded by saying there are about seven acres jflat proy, withtnits to the acre, it would be about 32 units with about{ Ops per individual residence. CO*#sioner,, r " le also :•fir What would be the peak-hour impact if d,as diistead of`tie current proposal. Ms. Nancy Hever, of SRF .k..k,, \`2kkkkkkk22kk=kk `k•`. �. Cor u formed b; nission that it is her analysis that there would be 10 trips 04011kday a',401.011d be 350 trips per day with ten percent of those trips occ € xg peatrs. The current prediction for the theater on County Road H2 s 28 Imo: ring peak hours. Commissioner Brasaemle inquired if :.efe had-been• n "o� � '•:'•;' ideration-given-#o-cut-#hrough-#raffic from Highway 694 on -?illongong Lake Roa&.M lever indicated that the trips were assigned to the street system in accor ah re with the way that travel occurs in the area and is based PEprimarily on traffic volumes on the streets so if cut-through trips are occurring now yt2kk;;�•#` <� then that is *fleeted in the study. ikk�kkkktitikkxt� } )��`kkkkk,kkkkkk, ``M1M1yy ...�24�k222i ....,ck2kLk`. Stevenson inquired if the offices will, when they are complete, be m ,••,us,s, ``.,,tie same ingress/egress and what effect will this have on traffic. Ms. Hever explained that the traffic analysis was based on the peak-hour of the adjacent street traffic and that intersections operate at a certain level of service during the peak-hour of the traffic on the street and will operate better than that when there is less traffic, and so the time period that was analyzed is at the peak hour of the Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 6 • office generation and the peak hour of the street. The traffic caused by the offices was included in the traffic study. Commissioner Johnston expressed his concern with sa et p n re 'd to the increased number of U-turns that will be taking pl Ge at Edi; ,ffi `tDrive and County Road H2. Ms. Hever explained that it i siblek tare. m at an <„.) r,'##;.;iiia x`,iz?:. ft uncontrolled intersection such as Edgewood Qrye could bti n<tiA., ety problecy and if that were the case, the intersection m eed to oste , i turrr Commissioner Johnston also inquired as t ,e pos "lriility of a s j ;�ife intersection at Edgewood Drive and wonderOSOMOgotiations wereg with MnDOT. Director Sheldon informed the CornfOonhat MnDOT was opposed to adding an additional traffic light to Highway 1 O �i~ n,.their typical half-mile spacing and that MnDOT was aware that H1igiwayi'tge changing in character in terms of it being in the middle: Mounds• l ' tiaving a local commercial corridor purpose. However` 1 ,\suggest ti st the County Road H2 intersection be reworked so tha„, i� moved`further north to get a signal closer to the property. Dire'tor Sh dot dt &i hat they were very firm with regard to their policy on tt issue `� i that x ld have further discussions at a higher level. Mr. Smith dried th `they will ontinue to work with MnDOT to try 0 \Exit' '�;+ to get a traffic light appr , `kr the e. µ ;•iii; its"K ,r Commissioner Miller:: quired a ,, : ch of the building was in the wetland bu ` .Directorte pointe .. Khe map the area involved and suggested that ,icimat ' . a building was in the buffer. Commissioner Bra ` iI€ onder i;._ the building was from the actual wetland. Director Sheldatit ted that aos st point was approximately 30 feet. .•i:giiiiiZik, IMP" : Cq�ssi C�:: '. ,',. nson asked if the Fire Marshal had reviewed the plans ich show oti:.:`<,oi a ranee since they normally require two access points for & � Mire purposes. I 'Sheldon said that the Fire Marshal saw the diagram, but _ she would reaff '�' his understanding that it was just the one access point and gmti that wit t e sprinklering of the building, there is less concern with regard to `iz" fire departmeissues. `` r. '�`"``mAar h hair Stevenson turned the floor over to the audience for questions and 1tints. Russ Nordstrom, 2536 County Road H2, expressed that at the outset, he was totally opposed to the project but he is less enthusiastic about having it developed as duplexes. He expressed that he is impressed with the way the developer has worked with the neighborhood prior to making an application for this development. • . Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 7 Mr. Nordstrom indicated that he is the one who proposed the four foot berm and added that the oaks which were recommended to be left are nice during the summer, however, during the winter it becomes quite open. He has treed again with the developer about perhaps developing a smaller bear plig evergreens. He added that he would like some tyke of an,; € # i rental barrier in addition to the wood fence. Mr. Nordstrom review revi4i0the iea a developer has made to alleviate some of their concerns 0:\oommergsdOlikrall, he is impressed by the project but agrees that ther re some;'' an g Y�.:' nee••to be made. He added that his fear is if this pr*t is n approved, €4' : .fs4` ay come in that is not as willingto work with the`Y ."• ood. " Acting Chair Stevenson asked the audience W8tfl '1 Zp ate comments be made for or against the project this evening. 4.. <fi= K a NEMak- Commissioner Obert asked Mr. NOT,... ?is opinio w he thought a development like this could impact;t toi > ir#'�•••,••r�.•� nd th uality of life in Mounds �' `:yam• Z��vvC`}L<M1:':•:y,:•`.•...::: View. Mr. Nordstrom responded sayingtt e` :;`t Tather see his daughter visit a theater nearby and add `that heAeliev "long run, it will benefit the community and that peopl%;moving in the are 3ivil�'be looking for services convenient to and near tp ; z:bme$ " oak Ap.a, Danko hnson, 735LPParc View T a€cex expressed his concern with the traffic anr: ``"..... ted to v,.. ` `, ' ::> .::>r no turni ," t=oposed off of Highway 10. Director ' i formei ' "f` : son that``there would be an additional lane built so that «�.M12.2:`.:2.2ts,`....2 `i2�:`y".2:`.yi..:.,yi2 pec ; ull aka ; Trent two lanes into the side lane and when exiting, there("*Oar �n acatalatane that would be a third lane for a certain distance • so thatfiew100,1ild getm ig up to the speed of traffic on Highway 10. She add 'iat"t per is•`esponsible for the construction of these lanes and that t lane lengthOwbated-on MnDOT standards. Mr.. Johnson-expressed his - <.::. :, oncern with the tra .c at the HarMar theater which he believed would be a similar zav Sr situation as the eater proposed for Mounds View. Commissioner Brooks commented that HarMar is also a shopping center. Mr. Johnson added that he x; w l . believes mo. of the traffic is related to the theaters and that we may want to think kl __<€ =tabout wing with MnDOT to extend the lanes because getting out onto the ' x `k;<:tbecoming more and more difficult. Commissioner Obert also asked Mr. '`:�r' $ s On about his feelings on the overall impact this project would have on Mounds View. Mr. Johnson indicated that he feels good about it and, in general, thinks it is good for the community, but is concerned with the simultaneous development of the offices and the theater and thinks there still is some work that • needs to be done on the plan. Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 8 II Sandy Simmons, 5041 Edgewood Drive, asked if the schools had been contacted regarding the project since there are two schools in close proximity to the project . Director Sheldon indicated that they have not contacted: schools but would be happy to do so. Ms. Simmons felt that this pr' , sal R ` provide jobs for teenagers, although they may be working until.• :00 a.n44 . _ is concerned with the kids skipping school to visit the theater 1%.. rall, - ed that she is not happy with the project and thinks they hav kriough tra. e } . • ,.Y S�M1` IN Julie Olsen, 2663 Lake Court Circle, want il:to veri> i At the in' •`'•�"' Y`r contained in the traffic study was derived usingyy 1� �e one access p She wondered if there was any information derivetf w the projected increased traffic to Mounds View Drive. Ms. Sheldon ingpitemyvas no specific analysis done at the Mounds View Drive/Long Lake Rad int Ms. Hever briefly explained that traffic study and how it impa §,the area;#ion. It was added that there would be no benefit to take;: ' : -�•'•„YYYY:. Y: � �'��ew Drivr� �ad of continuing on- •`.':rYYYY::ti.YYYY�Yvti::iY�YYtiY}v. .. .tN Highway 10 to gain access to the.j te- tNil n also squired about the possibility of a smaller theater w fewer i W ndered how the demographics differed from t*emogrArhicsVg,%reas, specifically Highway 10 and Foley Blvd. Mr. W ell Smith?estatedwl at Carmike is the number one III M�ti`�;;:{•+iv 4�K CYvvY builder of movie screens/ countryand it .Mmes down to their expertise and their experience in the :Vie busies. Ms.Olsen wondered if Springbrook would be closed if the Mcalinditkiew the$ w ded. Mr. Smith indicated that Spc Q'b rook is a .:41.t: . 't theate ` ya different market. Therefore, it plans to remain 'pen. S SD • wired as•'ti'i why Carmike is also developing office buildsagain'v . ate know if they would be constructed simultaneously with th t Mr. Sart l.,: >:ined the plan shows full development and they are lookinging the , f the project and explained that office buildings use pac*g t es than the theaters, and therefore, joint parking could be `ed. Mr Srr1F' '.YY,•,: •.#hat once they get a percentage of an office building pre- < ;;leased, they wow ; fhe needed financing, and then proceed with construction tt ;YY and at the samirri , would be marketing the second building. He added that the ; OF y ` market generates the construction. Ms. Olsen brought up the Highway 10, Area 9 Kz _� Study and tl the marketing study done by Towle Real Estate states that placing a EPRIN” ovie theel"in this area was not feasible. Director Sheldon indicated that it was igii .:11 standing that the Towle Report was specifically looking at the parcel sizes Y, ;: ;;th 9 which are not as big the O'Neil property and that the size of the parcels would not allow a theater development. She added that she can confirm this information. She also noted that the study indicated that there is a lack of cultural and entertainment uses in this part of the corridor. Ms. Olsen wanted to know if tax increment financing will be used. Director Sheldon indicated that the developer has • not requested tax increment financing for this project. Ms. Olsen inquired about the . Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 9 plans for Outlot A. Director Sheldon indicated that there has been some discussion of a restaurant at this site and added that the developer would need to amend their current proposal to add this use because it was not listed* a use in their current proposal. Ms. Olsen asked if any of the draint. syst i"revisions would be made at any cost to Mounds View? Director Sherponded that the on-site drainage system would be built by the Dekiper at: eieense. Ms. `v '\i: ti�+ti:•i"ii?may,,, v Olsen commented the staff report recommend$: ainst a rt l IK: velopmer ' on this property because it would be walled Q $om the wa a ctivity would be visible. She asked if the same thing: could lrpen with theater proposal since the building was place € ; om the highwatifir Sheldon responded if the theater proposal is bunt> ::pperty would not be walled and the building, and also the activity associa ` ` e; uilding, would be visible from Highway 10. Passersby could look intoa sit` wMs`+ en was wondering if this development would become the focal: ,n,,!for MoOtrkirkw instead of Bel Rae as a community center. Ms. ShOlkigiaggted thatiWeevelopment could be an activity center but would not tak va *ung acv ties at City Hall or the Bel Rae. • Michael Welsh, 5071 Iron s Roacktxpressethis concern for the traffic and his belief that vehicles woulgOeCouptyRoadl-taito Long Lake Road to Highway 10 which would seem easi : han try�4to entete line of traffic at some other point `};� i`\ii�� along Highway 1049140. or She ed by saying that an individual may do that hat he 1 wt to con many green lights that person would h 0. ) in ordettome that roue more efficient versus having to just make one ,Count , oad . Mr. Welsh believes that the traffic study is too optimise M iever'c o rm d that they did not assume that everyone who was leaving. going` µ e northwest, would make a u-turn. They assumed tha the m j Pem would make a u-turn either at Edgewood or County Road Wand also a : , ' ' t others would in-fad turn-right at-C-ount Road H2 and go sv :•. y ;back to Long LatAftvad which is reflected in the Study. Mr. Welsh was concerned Ad with the traffic congestion at specific movie times and expressed his concern with <<;_;;,; too many teerers congregating at the site. Mr. Anthony explained that there is a tke national or a 2ation that publishes movie-going trends on an annual basis and the ,�:;::: trend is.t t a percentage of movie goers among the older generation is ``, 2 z x zµlc and added that this would be an entertainment facility intended to appeal NtatarVentire family. He added that there would be staggered starting and ending times which makes better utilization of the concession area, restrooms and the parking lot and added, with the smaller auditoriums, the release is not as it would be with one large auditorium. Mounds View Planning Commission March 19, 1997 . Agenda Meeting Page 10 Jim Miller, 7980 Fairchild Avenue, inquired as to the number of seats per screen. Mr. Anthony figured approximately 180 to 200 seats. Mr. Miller is also concerned with the traffic issue and thinks we need support from MnDOT if we aidto proceed with developments such as this. 1 .,. ? law z. Mr. Anthony asked for the endorsement of thea4ning uelpti ,ign and also, at a later date, the Council, in their appeal to MnI;$007 He ex �they are r0 happy with MnDOT's current position and the tend to�j ea } , n tc l '• higher levels and would appreciate any supe ,the C could give�1 em1M :'' future. , 4 ::, '. a.M. Tom Emstor, 2504 County Road H2, exprextddayfinkpelieves the Developer is committed to the neighbors on County Road 12 bed.use .,.;changed the access to use only Highway 10 and took it away,fro\County`'i v<# He informed the audience they have accepted a buy-o ttgOtfV the **O'er and is acting in y, `""'` �t" -` , .:�::. mit upo`. r#tiemselves to do the the best interest of his family, but i ���s ;,,� .,, best they could to negotiate witt ie devejpi .rves that Mr. Anthony's integrity is straight forward. Mi mstop quired` t ::show the developer plans to proceed with the financial pct of theproject.` >tr. Anthony explained that after a . Planning Commission ap 1, the will move rward with a subsequent appeal to MnDOT, a fully executed ase fr rmike end then move forward to a local ban for a constru n<,�an. HE�i�t. M. „tithey have done business with several ba :` the co -• previous �` t should also be an additional indirect eigiAttkpenehltatigKimunirtnce they secure a loan commitment, they will turret ` ct ovettailnite who will get the building facility completed within 6 to 8 Rei ; i'Mr. Ems M that with the offer he has accepted, it shows that the Duet€ Aiszteenigii.in working with the neighbors and has made a good fai of iftd >ti the surrounding community. Commissioner Obert asked . Emstor_if Witiarbri would be to stay in Mounds View if the opportunity is • There. Mr. Ems. so 'esponded that he would like to, overall, because of the benefit <.i:Y of its central loc iott and its access to parks and business facilities. 4:0 •+k-`.2� I:< Commissioneebbert also asked what his feeling is on the impact of a 41222developmenr the community. Mr. Emstor explained that, being directly affected M ;b the development, there is a reason he accepted the offer, but overall the way it stoglia the changes that have been made, it could be a good thing. But he wt ri-: iiat anytime you take down trees for a development, its not a great thing, y�22::� �' but said that, with the changes, he would have no problem with it. He realizes that this land is prime real estate and that it will eventually be developed, and in the long run believes it will help the other businesses in the area. 0 Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 11 Henry Ruggles, 2629 Lake Court Drive, requested more information on where the ingress/egress will be for Parcel A and expressed his concern regarding short- cuts that may occur using Mounds View Drive and hoped it would be.; igned to �zzz� accommodate anything that is developed there. Director 81 on• ted out on the map that the proposed access point for Parce lA does i`µ,. with Mounds alz�, �xzizuz.zzii;:.:...a AK" ,zazzr. wzzzz View Drive. : K" . .z i �,z5% ii%i.%zziir.z t.,. or iztiizzz:>.z`i z;iz ;. Mike Weber, 2512 County Road H2, inform, #'the Corr fssio that t one cezzz •z`` �fiiz`r.:•;:gizik?ii#zz the residents who did not accept an offer froV,.a Deoper. He Neat he does not like the plan at all and is conceri" :. . . � he traffic, teenilems and drainage control. He believes that their rfitiMMRed is residential and that the plan is not good for the area and that the the4prntriArkshould listen to the concerns of the people of Mounds View. 47"?. . l „rzxi}VER ., Joe Beaton, representing Louise OEI 1 i •.essed the dience explaining that Louise O'Neil, who is 82 years old S o`w ed t.•.����``.:;proper y'or over thirty years. zzizizz#...z:i..z:z z, zzz. He understands that everyone 1d like. `• `i Eback yard, but the property is a great tax burden#her. .. payz } imately $60,000 in property . taxes each year on this lan& ie corr�ented tt 'the question is not if there is going to be a developm0pfthis ROperty, b jt is a question of who is going to develop it and how it is.: g to be` evelopnd when. He indicated that they ��;i;;zzzi� ;z�,, have.had numerousoffr's over tt ` tears for this property with quality and Viz, r4 is. ..zi s is.w,�zzz int nos • lity deve l-1e expl €, Mrs. O'Neil has delayed this decision as Io > he cou dr n Mr. A i'iony came to them, they found that he is a de�'�•`�"�O h a ste ing `" cation offering a very high quality product and hopes that the c f r Pity will ici z>his project. ' .!i;zz::>:;zzzzzz>:::z Now- .,:0101.111•14., .z zzi.,<-�<�:�- Ste' Mitfe i � earview Avenue, wanted to know who paid for the traffic and 4��z,.e:iii :,.: :"h u.. titer-studieten Sheldon indicated that the traffic studywas-administered 2 zz:.w. :•ntAKLtzy _ �i; �by the City and " by the Developer and the market study was submitted by All the Developer.hi r.smith responded by saying that they only paid for the traffic A 1;; study so the C t could use their traffic engineer in order to give an unbiased •.•iiia" •decision ba `on the studies already conducted for Highway 10. Mr. Miller ` M11 dicateda't he is not asking that the property not be sold, but that the City izz iiil�;zzz:.. ;13,....,.`�,".`,�.." urther what will be developed on that site. He added that he does not ' b 'n opportunity for a buy-out and must stay and live with this project, which is .zz. part of his opposition. Russ Nordstrom, 2536 County Road H2, wanted to inform the audience that he . has opted not to accept the buy-out offer from the Developer, although it was a good offer and believes it was done it good faith. He feels that there are a lot of Mounds View Planning Commission March 19, 1997 IIIAgenda Meeting Page 12 good things to come out of this community and plans on staying in Mounds View to make things better beyond this project and is still in favor of it. 4, Barb Emstor, 2504 County Road H2, admitted that she h . . eeckOhe of the most out-spoken residents against this project. She explained tt#: y-out that they accepted was an economic decision on their ROW t expressesrf t she stands behind the residents in their concerns. Q m�. :., . > David Chase, 5244 Skiba Drive, exyp�resse•€ T. con with the\\ j{ ` hours and conflict that may be created with t.014tatl hours. Direcb eedon stated the curfew hours noted in the Municipat? Myr. Chase also expressed his concern with snow removal and potential .at ` etna s for the site. Mr. Anthony stated that he would research this f�estioi ` d�d that the engineer's report had indicated that snow removal, stacking and' e:t ';tg of snow gradually into the wetlands would not be a problem ::Mr+ Kase ex sgd his concern with refuse from the site getting into tha t1 td :# ;WW'•.�•... n., ith responded by saying that Carmike Theaters is responsibl : it polic 14 "` t and wanted to make sure that the parking lot is as ('active;, the irnf`the building for customers �' 'out scar "down the number of screens coming in. Mr. Chase alsa,�ndered; �`�, gIII for the theater and doesr# leve£ the co.triunity needs a 16-screen theater. Ed Donatelle, ow oponateUkfits, ,;, Club, 2400 Highway 10, and also a �` of Mou `` Ve Mr. Dort "` in uired as to where the access point i``��„' cated ,, sated thatrie is in support of this project and believes it wilt ;`>�,...'ness it ; nmunity. Mr. Donatelle also expressed his concern with tra 14 ...:9 rush'hour:} elieves that staggering the movie times will help to allevw f the concern with theater traffic. He added that he is also in fave fir r g 1pther`family restaurant to the area. :.:.i:.4, z �.zEd Trettle, 7401 ' k View Drive, commented that he applauds the study that ;;;:.i, was done and t"he received a lot of information and believes the community has been informec1 the pros and cons of the project but asks the Planning •:' :i~� Commissior 'retain the current zoning. He added that should the Highway 610 Aw �` `_.= Iiversion, ur, he would like to see Highway 10 be the City's small thoroughfare, �tia��a;pix zz , '� ztt;z> ro uc 9n1ile-an-hour highway. He believes that putting in an attraction such as •Ameater will bring with it a lot of glamour, draw, and glitz, but he is concerned with the City grabbing at the first project being proposed. It has been his vision, with his 12-13 years in Mounds View, to see the parcel developed, but to see it done under the current B-1/ R-2 designation instead of the mixed use PUD. • . Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 13 • Dana Mandoza, 2633 Clearview Avenue, believes the Developer is trying his best to make this project feasible but he is against it. He believes that there weren't enough "cons" brought forward regarding the project. Mr. Mandoza itiired if the traffic study was derived by actually counting the cars or wra ", tak "'"t"rom a MnDOT study that was done years ago. He com •ented tt = 1ty would still generate additional tax revenue with a smaller dev opme >"� : ks we need "both sides of the story". Commissioner Braamle expla ti ,,•::' e of the roles of the Planning Commission is to examine both admitted that he has not made up his mind (*kw, ay Whe other or:t , i:,..e sal because he has not yet received enough info a m Mr. Mandoza ted the he has a problem with the City using only the '" `: stud Commissioner Obert commented that the people who providett • re educated and trained professionals. Mandoza also expressed hisS5ncerrt 6: afety of his childre from the additional traffic that will be gene sated on Count H2. Mr. Mandoza believes that a theater such as this is;: tropriate'tOiess to be placed in the middle of the community and s st : < chaps„ four-screen theater mny be more appropriate. He was alb conce; e ?l*lt'i wcancy rate of the office buildings in the area and wonted if th 'propotWe buildings will actually be • Zti i,`vie�Y�Y3�` constructed. He was also,c ,�M.`"`�emedth teenager activity in the area if a theater was constructed. Comn ner tWoks inq `ed if a smaller theater had been thought about by the a *ant. t nthony.*cplained that the four and six screen theaters are no lon. r to norm t , . , `ing constructed and that the public is dewing multi:$tion so ` `# l `ren can see one movie while the parenkm " to „L,.„„s,, r and aided that this is what is economically feasible anniiii4.iustifieMitiii43mographic studies for this area. He brought up an article publish ` ,Wall Street Journal on how communities across the coin; ” ng move t eaters as an anchor to their development for their eco r iic•stindicated that he would provide a copy of this article at the next meeting. - `; :Viontoza wondered how many of the-theaters Mr-Anthony has Constructed haz placed in a residential setting versus on the outskirts. Mr. AE Anthony lAnthony explaird that most people like amenities to be located near their homes rather than far l way and believes that many of these types of theaters will be built awmt, in the Twin O � s area over the next 3 to 4 years. He added that a 16-screen ;: &eater i . a big theater in comparison to theaters that are being built across the °``.` "t day. He explained that they try to construct the theaters off of a major OI:Wi ` e1>near an interstate, and as close to a population base as possible. Mr. �,ra Mandoza again expressed his concern with traffic. Mr. Anthony assured him that the majority of the traffic will be generated is off-peak. Ms. Hever again reviewed the area in which traffic counts were taken and delays, if any, that may occur. Mr. • Mandoza concluded by requesting that a second opinion on the traffic study be obtained. Mounds View Planning Commission March 19, 1997 III Agenda Meeting Page 14 Terri Leary, 5250 O'Connell Drive, expressed that her main concern is the safety of the children with the increase in traffic. She explained that two of her three children walk to school and there are no sidewalks. She also expres4 her concern with children's safety walking to the library which ` ` pposi. vwof the proposed theater or to City Hall for recreational programs. µ=2 wY;vYr' ft Acting Chair Stevenson asked the audience:: < ` ere were`a "` er oomments,c ' concerns that have not been mentioned. Yom"'`• Community Development Director Sheldon ask'" t Planning Comrrprt`if there was any additional research that they wanted` e _. :`••their next meeting. �:Y;;Yr�Y,YY.YYYY�: CCiY Y2Y Yµ`Y::.Y .Y":YY: Commissioner Brasaemle commented that a felt e< c�study was fairly accurate. However, he was concerned with` ie traffid theater's evening peak and requested that additional nts be "fid for Fridays and Saturdays, 7:00 p.m. to Midnight. '' �V%rV. titz 0 M:b�t`2Y�"YYY•k22YYYY :.Y: Commissioner Miller expressed her c.: a cem with . Impact of the project on the Y Y`Y>: • wetland buffer zone and ats� ow maw screen#�:would be available at what times of the day. Mr. Anthony.µ fined part of;: a building is located in the wetland buffer as a result of its wig move way from County Road H2. Yom.: �;+ Yy .:,iYYYY` 4Y"iYY:, ^'Y'.�`` 'nY�},�}k��:i �`Y,aa `,..``,'4CK Co ( ssioner;�€ On also *WOW' some concern with traffic and how it Safet visa: d that Staftwould concentrate on obtaining an agreement witi'hfor a stersection which he believes would solve some of the tr <a Ytafety p` i: t\ VW eYY:; .:::., YYYti• ��Y arCoatrss.o i tt Ycorm en ted that a lot of the concerns raised thus far have . `d to do with`Y � ..::.:.. He informed the audience that he had operated roller tih>nnks around theVinnd States and he rarely experienced problems with teenagers. 4.:di He is asking tha everyone have an open mind until all the research has been put .w w=3 together and led that the Planning Commission's main objective is to do what is hilit best for theAfty of Mounds View to move into the future in a positive way. In Y "rri'"` ,Y: onclusLe inquired if we could get a better handle on the direction and flow of t :�•:` : `�'` what the traffic changes are going to be as a result of this development. •k�YYYY:w,:Y\YYi� " *411Sonniissioner Obert thanked the audience for coming. Acting Chair Stevenson expressed his concern with the vacancies of the office buildings in the area and asked that Director Sheldon research this issue. He also inquired if, at the development stage, the Developer could perhaps install walking trails along Highway 10 to Long Lake Road and County Road H2 and also on the • • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 15 north side of the wetlands which would intersect with a walking trail that is presently located along Mounds View Drive just south of Parcel A. Commissioner Brasaemle asked if, at their next meetings „ ca •uld be discussed as an agenda item rather than a decisi item i Y'"= = y following their regular meeting. • Y .f, ,:.::, , ;«, YY2 • "�'`2Y`Vk , # YYY:. IP :\.�l•' .Yla0.1 -•"..e.: �tt.i.,.«•l.11.. .wll l- Commissioner Brooks left the meeting at 101..:.......m. ., Ys r sc There was a 15-minute intermission. Nisi"jig.`:. Y;YYY�YYYYYYYYY.Y, 6. ' ,,,YYYYY, YYYYYYYYv„` 4:1Ms Y; : Planning Case No. 477-97 i ~ . Silver Lake Road and Highway 10 ..:mazy. ;; rlA. Applicant: D.W. Jones Inc. l``� ',; .;;z,;;':;; Request for a Rezoning from B-2 to l nned lit4..to . .::N s to allow a gas station/fast • `• a , YY,p;Y food restaurant/car wash; restaur,g.;`�}senior��using c,,� plex; and office building. ils) Due, time constra s the Sta Few.. rMs bypassed since the Planning atr„ ,, ,. C�:i i"�sion h � a copq�i �'packet and the Planning Commission r wertY ,,,applicant's presentation. Y3:zYY.�:Y�cY�• `: ��Y�Y„YYYYYYYa, The ap W. Joit . as represented at the meeting. Mr ike 'f Rb ai Oak Realty in Shoreview, addressed the Planning Commission ed that they are here to ask -for the Planning ommission's Ciiigetation of this PUD and commented that careful consideration :0r`V has been given;, txv he City's Comprehensive Plan and on-going Highway 10 Rai Corridor Stutie introduced the representatives of D.W. Jones, Inc., who were i d❖.i resent: Dal Jones, owner and President of D. W. Jones, Inc.; Skip Duchesneau, <-: YY= ate sines: sociate; George and Kristine Winiecki of WIN Insurance, 2740 Y2YYYi2..22:44\,Y`,.,`„� Y ,�`• ".:YYYYYYYYYYY�`.`Yg0; Ralph and Chuck Durand of 5-D Limited; Brian Ross and William .” of BIKO Associates; and Marcel Eibensteiner of Royal Oaks Realty who was present earlier in the meeting. Mr. Black continued by stating that he understands that our Comprehensive Plan • includes this property as part of District 1 and in the Comprehensive Plan it calls for a strong identifying focal point for development within this District. It also • Mounds View Planning Commission March 19, 1997 • Agenda Meeting Page 16 recommends a PUD development with mixed commercial/residential development, public and open space areas, respect for natural amenities including existing vegetation and wetlands, planning for pedestrian/bicycle trailway systeas, and for • attention to traffic issues. Their current plan shows four elc ,r nts... a PUD: the first being a gas/convenience store at the corner Q Silver Lake -d and Highway 10 which would also include a car wash separate*: the`;" "" ;�itding. He added that access to the site is being carefully revie .,%:•. The se, '4,� ': .,, ;, t is a K�i proposed family-type restaurant facility of ape:4g imately s .,'00 =' :: .- _w_ -t .' 112 parking spaces with emphasis on food i z ad of iR or. The • .4,4, , is a 5,000 square foot office building along High . uth of the TJB` . Z-Office building, and the fourth element is a proposed4W.,,,4,,-story, senior center, half of which would be assisted living units. In term € <,,,, .::..et analysis and feasibility, Mr. Black referred to the Highway 10 Feasib� Sti : ;, le Real Estate which indicates that the corner property in quests clearly a. .cial business corner that calls for impulse traffic rat tt <�.'estinatio iced traffic, such as convenience goods or quick-stop* Itimtfrrt alscl tills for low-rise, multiple tenant office buildings a #senior` kack believes that they have addressed all of the issi#in the dy as : their plan. He added that they are studying a plan that thaWras suggested by ity staff for placement of a sit- • down restaurant on the givait ne ,; ,'to look#ow it relates to traffic circulation. They also would like to.: e a loole the re rant setbacks in terms of marketability of the .tOnd its i ::� ;:e ' ibility if it is sitting back from the : <tT "'"o' ing, and parking. He also addressed the higl�� �how cl.:..> �o the s�� : v rdz�:''z edceizcz.;u ,ziiza� r;r'• offer isa i je two wand delineations that have been done on this site r�z4 ignifica i ce in the two. He added that they fully intend to meet`t• and ice Cre W ,shed requirements for qualityand quantityof run off and 1 ' s any we d concerns regarding this site. He added that they ha. 1'c bt �h �444h1`i~v�alk Ston the site on Silver Lake Road. In conclusion, he otpred about Ems`: ark dedication requirements will be for this project. kile CommissionerMdter inquired if a store and fast-food facility would be located in � � the proposed` `s/convenience store. Mr. Black explained that a food store with ?l , \convenient " oceries and a fast-food restaurant would be available inside as well G., z::;:.,...as a drive window on the outside. z:.zz�.zzzzz1zzt,•`e ..ti,,.zz z,.�' \� r ,��tizY fi k explained that other representatives were present to address the Planning Commission in greater detail on market feasibility, traffic, and tax revenues. Acting Chair Stevenson indicated that, due to the late hour, they would express their concerns first so that the applicant can address them at their next meeting. • • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 17 Commissioner Johnston brought up the fact that there already are numerous gas stations/convenience stores and car washes along Highway 10 and questioned the need for another one. `.* ,.i4, \:at• Acting Chair Stevenson informed the Commissi9 that h.r , : oseven car washes and six gas stations and asked thea to they use in place of the proposed gasoline/convenience sOvfacility. s$;..,.•.: d about putting an already existing facility out of bush s and hiµ,i. g td z t µ .``the •.: , contamination left behind. He feels that the ' i doe t need art.. 'r>>�y "�� as 4 � ;;vhf:�;�a t"t such as this. He is also concerned with the that seV� ;�:. washes will use for a City of four square miles>; ei `` s.also concerned with the location of the project as it relates to the wetIOEttettlf,,Sheldon explained that a small corner of the parking for Outlot A does enci6 the wetland. This encroachment would need to be removed, ; " zz„„`~ ; <s q "'” ''Od`rtij e e or irw me restrictions for the Commissioner Miller inquired if ��ivt senior facility. The applicant hope s that tk 'ri ` ` 0hcome restrictions. He explained that there would be;assisted ting WItatOdes meal services, • coordinated outside servicz"`ousening, rrs services, and an activity director for community e.:;-.: �:: He ed the Cdity would have a community room. lI ` _ ;. Mr. Jonesed the " '�':- `ton informing them that he will not be ..:. .s.•::.:„,:.,.:.:%., {�t �"a t he n i g since.'e' was in from out of town and would like to ma commen atOz lained that their proposal is exactly what the Comp �et saa Plan it $: a added that they are trying to accommodate what acts to acpiish and that they are open to any ideas the Planning ,a„ a.,. ,.,a.,,a...a Co mIssit�rt <h:..;'9. AMr. George Wiffle kt 2740 Highway 10, admitted that he is confused because : " the last time he as in front of the Council, they indicated that if he came back with `� a PUD, the CQei Wicil would be interested and this is what they are proposing. Acting <` sok: Chair Steve. `�` n responded bysaying that in aprevious proposal for the site, the : �:,���;� .;� P Y 9 P P ...a. =.:..�z�:...>.::glican�:� wanted to change the zoning from a B-2 to a B-3 but that the " ;�;```NIKO `"commission, at that time, was not in favor of this because it would then xnjas stations on the site. Mr. Ralph Durand, of 5-D Limited (franchisee for the proposed Holiday Station), understands that there was a reluctance from the Planning Commission from the 41/ start regarding a gasoline/convenience store. He also understood, however, that everyone wanted to do the right thing under the right circumstances and one of the Mounds View Planning Commission March 19, 1997 . Agenda Meeting Page 18 things was to have a feasibility report done for Highwayl0. He continued by saying that this report, by Towle Real Estate, although not in its final form, veryclearly states that this corner should be used for high impulse, convenience- commercial uses and added that this is exactly what they a propg;,- 'g. The report does not consider competition in the area because th' I ' '. necessarily the « i22ii>�: €a wed. He way to make the judgement as to whether or nod use"�". ti " added that very few things will support the land st of tha '- ; omer. He asked that the Planning Commission keep argipen min at tireir"6....409 tug exactly what the City's consultants have toldh ,City.j 'the best us• ` ; mer. He distributed to the Planning Commission a to of the taxes that~w tie k222Y:2YYYYYYY2222kk i"�` generated from this project and briefly explain> r a tax figures were 22, calculated. „ z> v•i.:,; ;A µ ti �i2\22 +L`2``yl' `kk222:iYYYY2:<iiiYibi Commissioner Johnston inquired if soil,.samples had< `" cen since the <r,.\��2222�222;�� 224,2.,.:�.2:.��,.. underground parking for the propose jding wo so close to the PP ti.ii;.ii.,.\;i.r wetland. Thea applicant indicated of : . : ave nc '� een done at this time but that they had looked at pro 1hg a s p o"`2Y2"`` 2, "roximately five years ago and they had preliminary draws andgh etes done. It is their belief that fit • the underground parking ccs be acnplishe �` viout water problems. :YL .$r flit Director Sheldon infor ' he ap `} nt that\ s item will be discussed again at the Planning Commissi meeting of tm> ' "' `0 \ 6\uZ,Y"\.ir�.i�,•2.i`:``uai,2:,2k.x,2hu222,:\2 ii `� µmo i RUP?• ,„iPx : " i " i227. \:` 2. , a Planning Cast "472-97 I1i . 2975 Hi hwa ` I �` " a�, \ei . c•i > " {Applicant$ tts C Reque 'or a Conditi,..,2>..,} ,,,2 €2 -ermit to operate a car maintenance facility.suAr .. Thea Iicant <w'on Ostrander General Manager of Spots Quick Lube, was resent. At* S`` t 22: don indicated that Mr. Ostrander would like to know if there were any `;W`iii �`;2;?ii>2>2 ,I'with the revised site plan that was submitted. She explained that the : . 2:"`2;22="giant made the changes that the City requested of him. Mr. Ostrander briefly explained the changes that were made. Commissioner Miller inquired as to what type of fencing would be installed, and Mr. Ostrander indicated that they would install whatever the City requests. He wanted to know if there were any concerns that he needs to know about before the next Planning Commission meeting. Mr. • Ostrander added that he wanted to make it clear to the Planning Commission that • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 19 there would be no repairing of automobiles at this facility and that it would be strictly for car maintenance (oil changes, transmission services, fluid changes, etc.). , Commissioner Brasaemle thanked Mr. Ostrander for the.' plat anges and commended him on his choice of lighting for the site which be `es will appease a lot of the concerns neighbors might have as f O;ikglare*,< Y "`'fighting. 40• 4 ''12YYi'�i`YYYYY�YY> 8. Staff Report .:. `�`Y```��Y.:.^ ,mipmz.:sfi„ malimsk a. Director Sheldon thanked the CommisS; ho attended the City Council zz>2iiii Y,`Y�,Y�., meeting on Monday, March 17th and r e r that there is another meeting on April 7th regarding the rent fror .YY,YYY,Y,Y Y ;.ti'Ynsulting on the Highway 10, Area 9 Study. She m. boned that `Tho. Real Estate report has not been officially a`::.`` e0 dorsedritlhrs point. b. The ordinance on family foss: i' it at tt >tity Council. c. The three commissioners ean, ar alXti d J rfy) who requested to register for the Beyonctitie BasifSemiivrz,Vtril 10th have been Ill registered. Commis.,; er Obejndicatehat he would also like to attend. d. There was no repo t �` t; ty Design the iversi � �Vlinnesota Desi n Course. r Y z,z ,:,,l w y„ 9. Cha rson ari Ja YY:ing Comrfl t finers Reports Y,z z:,, „ z as,,,:a,:¢ Z ., „�`,•::.:.Y vYYYz,,,Y, `$YY.Y:::`:YN'Y;:,'v`:YY, 10. Adjou Ment . Nip .� geggits ..,0** re being Ce nada si ess before the Planning Commission, the meeting : ; 'adioumed at 121id'night. AT ii Alli zee Fr:::Respectfully sulbed, ggatwar Nielpipe Pamela Sheldon 0 Community Development Director • UNIVERSITY OF MINNESOTA Metropolitan Livable Community Design Course Course Schedule Class One: April 15, 4:00 - 6:30 PM Location: Central Courtyard, CALA Building, University of Minnesota 2 - 1/2 Hour Session Four Case Studies in the First Ring: "Building a Framework" 30 minute presentations Class Two: April 23, 11:30 AM-3:30 PM Location: Mounds View 4 Hour Session Exploring Development and/or Civic Capacity Options Class Three: April 30, 11:30 AM- 3:30 PM Location: Mounds View 4 Hour Sessoin Exploring Strategic Development/Capacity Frameworks Class Four: May 6, 4:00 - 6:30 PM Location: Central Courtyard, CALA Building, University of Minnesota 2 - 1/2 Hour Session Building Frameworks for Actions; Group Worksession 2 Case Studies, 1 hour each Class Five: May 13, 4:00 - 6:30 PM Location: Central Courtyard, CALA Building, University of Minnesota 2 - 1/2 Hour Session Building Frameworks for Actions; Group Worksession 2 Case Studies, 1 hour each Class Six: May 20; 4:00 - 6:30 PM Location: Central Courtyard, CALA Building, University of Minnesota 2 - 1/2 Hour Session Summary N:\DATA\USERS\PAMS\SHARE\SPECPROJ\SP015.97\UNIVMMIN.SCH m