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Planning Commission Report TOLD Development Co. Case#507-97 January 14, 1998 Page 4 are often seen as creating compatibility problems for adjacent residential neighborhoods. The applicant has made some changes to the initial design to address the concerns expressed by nearby residents about buffering and the impact of the proposed use on the single family homes east of the property. The Comprehensive Plan is one of the fundamental policy documents used by cities to envision their desired future. The Comprehensive Plan is a series of choices, and these choices have social, 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 anticipate.d by the plan or which differ from the plan. Plans need to be revisited and updated to keep pace as circumstances change oras opportunities.arise. This request is coming from the marketplace and presents opportunities and consequences. The City Council, given the recommendation of the Planning Commission, hearing testimony from citizens, the applicant and staff, must judge whether this new idea works for Mounds View. B. Rezoning Request Discussion of Request: As stated above, the Planning Commission in its recommendation to the City Council considered the following possible adverse effects of the proposed rezoning: 1. Relationship to the Comprehensive 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 Ito 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 existing 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 and the Planning Commission meetings, adjacent property owners and residents nearby were concerned about whether property values would decrease as a result of this project. While Staff could find no studies or reports that would indicate such an effect, two independent appraisers were contacted who stated that it would not be unreasonable to expect a slight decrease in value, but that would apply only to those properties adjacent to the development. The overall impact to the neighborhood may not be financial but quality of life or"feel".