1998 Planning Commission Packets

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k . _. — --- - - -- _ - --=- --- --- ----- - =-_ - =- -�=_= - __ .�.._��.___ ' _�al lc__ . . ___ _ _ _ . . . . . ' . .:... I -. ' -...' -' �. _ "_______— __ __—_ ' _ . L. ' - ' �. .-. �stl Planning Commission Report TOLD Development Co. Case #`507-97 January 14, 1998 , Page 4 economic and environmental consequences. In the area of land use, the plan is often used to balance community desires and the marketplace. The marketplace, for the most part, initiates, finances and constructs development of homes, businesses, entertainment and leisure uses. Cities can shape the character of their communities if they translate the vision in the Comprehensive Plan into development regulations, which then molds what happens in the marketplace. The marketplace, however, keeps moving and continues to bring ideas to communities which may not have been anticipated by the plan or which differ from the plan. Plans need to be revisited and updated to keep pace as circumstances change or as opportunities arise. This request is coming from the marketplace and presents opportunities and consequences. The Planning Commission and City Council, after hearing testimony from citizens, the applicant and staff, must judge whether this new idea wo:ks for I�Iounds View. B. Rezoning Request Discussion of Reques : As stated above, the Planning Commission shall consider the possible adverse effects of the proposed rezoning. The criteria are as follows: 1. Relationship to the Camprehensive Plan. The proposal is inconsistent with the current Comprehensive Plan designation for this site. Minnesota Statutes require that a proposed rezoning be consistent with the adopted Comprehensive Plan. If the proposed amendment to the Comprehensive Plan is approved, the proposal would be consistent. 2. Surrounding Area The subject properties form an irregularly shaped parcel bounded Highway 10 to the west and County Road I to the south. There is an extensive, existing single family residential neighborhood to the east and an approved ten-unit townhome development to the northwest to compliment the e�sting apartment buildings. South of the site is a fast-food restaurant and Moundsview Square Shopping Center. Across the highway is a SuperAmerica and Burger King. In the proposed plans, the residential areas to the east and the north would be buffered from the development by a wide expanse of greenspace, berming and/or tree cover. At both of the neighborhood meetings, there was discussion about whether property values would decrease in the adjacent neighborhood as a result of this project. While there is no evidence to suggest that property values will decrease as a result of this project, neither is there evidence to suggest an increase in value. The impact may not be financial but quality of life or "feel". The developer has offered to deed additional land to those properties abutting the site on Greenwood Drive as a means to mitigate any perceived or real impact to property values or to establish a greenspace easement. 3. The demonstrated need for such use. The applicant's client--Walgreens--has done considerable research with regard to market conditions and long term feasibility for this particular site in Mounds View and feels there to be a strong need and economic viability for a store at this location. Residents in the adjacent neighborhood have expressed concerns over what will happen if Walgreens fails and the building is left vacant. Staff understands that TOLD Development