1998 Planning Commission Packets

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� _: i � , _ _ „ _ �_— >- -.�.= �` '�s'- �,--.-__:.� _ .�-- -. -� __ F_.,_._� ,:. _-= -� �--__-- _ _�:�---r-- -- ---- — ____:_.�� _ Planning Comrnission Report . TOLD Development Co. Case # 507-97 January 14, 1998 ' Page 2 Backgrounda The applicant is requesting a comprehensive plan amendment, rezoning, major subdivision and development review for properties located at 2625 Highway 10, and 7715 - 7761 Eastwood Road to allow for the constructiot� of a Walgreens Drug Sto:e. The property fronting Highway 10 is owned by the City of Mounds View while the four single-family properties on Eastwood Road are under separate ownership, TOLD Development Co. has purchase agreements in force for each of the properties. In addition, the applicant requests that the street bisecting these parcels (Eastwood Road) be vacated and replaced with a cul-de-sac. The area of proposed development covers approximately 3.88 acres, including the Eastwood Road right of way. The current zoning is split with the City-owned parcel zoned R-3, Medium Density Residential and the parcels on Eastwood Road zoned R-1, Single-Family Residential. The proposed zoning is B-2, Neighborhood Corrunercial, which would allow the above-described use or similar uses such as a financial institution, office building, floral shop, hardware store or off-sale liquor sales. As part of the review of this project, two neighborhood meetings were held on October 22, 1997, and on November 5, 1997. Comments from citizens were used to identify issues which needed to be addressed in this review. Most of those issues are covered in the rezoning section of this report. While this report addresses only the Comprehensive Plan and rezoning requests, the Planning Commission may discuss the other actions required for this development to proceed as well. Analysis: A. Comprehensive Plan Amendment Back_round: The Comprehensive Plan divided the City into 12 planning districts, and included a map showing proposed land use for each district. The subject properties are located in District 6. A copy of this map and the text which accompanied the map is attached to this report. The Comprehensive Plan indicates that the undeveloped, City-owned parcel should be developed as high density residential, which the plan indicates is 7 or more units per acre. At 1.58 acres, the vacant lot could support a multi-level apartment building although the likelihood of this is minimal due to site constraints and lack of access. The single-family residences on Eastwood are designated as low-density residential in the Comprehensive Plan. Issues: 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 subject properties to allow for a commercial use in a residential area. The applicant will point out that this location, at the corner of Highway 10 and County Road I, is one of the busiest intersections of the City in terms of traf-�ic counts, and as such, would be best served by a commercial land use designation. Of the greatest concern, however, is that the development as proposed would involve the removal of four single-family homes. Houses on the west side of Greenwood Drive would then back up to a commercial development insiead of more single-family