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R87-46 Federal Land Company PUD denial Page 2 Project Consistency with 1986 Comprehensive Plan 1. The 56 acre parcel of land is presently zoned Rural Residential. The applicant would need to apply for rezoning to the Planned Unit Development zoning district in order to proceed with the project as proposed. However a request for rezoning cannot be acted upon until after the City has amended its Comprehensive Plan to allow a PUD future land use at this site, and the City must approve the General Concept Plan for the PUD project proposed by Federal Land Company. 2. The proposed Federal Land Company PUD would result in the elimination of prime agricultural land, as identified by map number 5 on page 32 of the 1979 Lake Elmo Comprehensive Plan. It appears that a minimum of 50 percent of the 56-acre site (28 acres or more) contains prime agricultural soils. Also the intensity of development is not in keeping with local desires. 3. The Federal Land Company PUD has the potential to serve local residents travelling to and from their residences in Lake Elmo. However, it appears that the primary benefit of the development would be for users of the I-94 freeway or for people passing through Lake Elmo on the local road system. The PUD is not primarily oriented to serve the local community. Also, the level of commercial development that is envisioned in the 1986 Comprehensive Plan would be exceeded, if this commercial development is allowed outside of the Metro Urban Service Area (Section 32 and part of Section 33, west of County 13). 4. The proposed PUD is a high density development that is not compatible with the surrounding land uses in that part of Lake Elmo. The only commercial development near the proposed site is a motel located adjacent to the property on its western boundary. There is no commercial/retail/office/warehouse development located anywhere within a one -mile radius to the north and east of the site. There are several commercial sales businesses located within one mile to the west of the site on the freeway frontage road. The proposed PUD site is located over one mile east of the easternmost boundary of the Metro Urban Services Area (County 13B) within which commercial development of this type was anticipated by the future land use plan for that area in the 1986 Comprehensive Plan. 5. The proposed Federal Land Company PUD is located outside of the areas for business and industrial development that are preferred by the City. 6. The size of the proposed Federal Land Company PUD exceeds the desired growth rate for commercial development in Lake Elmo and the site is not contiguous to existing development. 7. The proposed Federal Land Company PUD is not consistent with the areas for and amount of commercial development envisioned by Lake Elmo.