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Planning & Zoning Board January 9, 2002 Page 8 exceed the limiations of the City ordinance and that, once the picnic shelter is • constructed, there will only be a total of two accessory structures on site. The motion was supported by Mr. Lyden. Motion carried 5 -0. B. PUBLIC HEARING, (Pheasant Hills 12th Addition, Comprehensive Plan Amendment/MUSA Reserve Allocation, Rezone, Preliminary Plat, Bob Kirmis, NAC) • • Chair Schaps declared the public hearing opened at 7:06 p.m. Staff presented the application by Ed Vaughan for an eight lot single family subdivision entitled Pheasant Hills Preserve 12th Addition. The subject property is located on the north side of Birch Street and west of Timberwolf Trail. Staff advised that to accommodate the proposed subdivision, the following approvals are required: • A Comprehensive Plan amendment changi . d use of the subject property from Rural to Low Density Re q ent and ocating 4.5 acres of MUSA Reserve • Rezoning from R -X, Rural Execut to R -1 '5 -'ngle Family Executive/PDO, Planned Development Overlay • Preliminary plat Staff presented its analysis of the eviewing surrounding land uses and zoning. Staff noted the applicant h . tee omprehensive Plan amendment to change the guided use of the subje •perty oin Rural to Low Density Residential. Such change is necessary to accommoda e oposed development density of 1.8 units per acre. The proposed 2001 Comprehe `; `ve Plan suggests sewered low density residential use of the subject property which is consistent with the proposed land use. Staff explained that in conjunction with such change, an extension of the MUSA will be necessary to serve the development. Staff presented the evaluation criteria for the allocation of the MUSA reserve that was adopted by the City on September 9, 1996. It was noted that the City presently has 15.7 acres in the MUSA bank. Thus, the requested 4.5 acres of MUSA will not exceed the City's present allocation. Staff noted the applicant has requested the rezoning of the subject property from R -X, Rural Executive to R -1X, Single Family Executive/PDO, Planned Development Overlay. In consideration of rezoning requests, Section 2, Subd. 1.E. of the Zoning Ordinance states that the Planning and Zoning Board must consider possible adverse effects of the amendment (to the zoning map). Staff presented the factors that must be addressed when considering a request for rezoning. In addition, the proposed development must also satisfy the City's infill policy which, among other things, states that the cost of operation and maintenance of utility systems must not exceed the normal costs as projected by the water and sewer rate study. Provided proper environmental protections are in place to