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Item 07B <br />May 8, 2017 <br />Page 2 <br /> <br />Analysis: <br />Multiple-Family Dwellings are a conditional use (CUP) within the R-4 High Density <br />Residential district.3 The project is also within the County Road 10 Corridor Overlay <br />District which includes all properties within 200’ of Mounds View Blvd (Co Rd 10). The <br />Overlay District includes additional restrictions on exterior building materials, setbacks, <br />and landscaping, and allows flexibility on off-street parking. <br /> <br />The procedure for considering a CUP requires that the Planning Commission consider <br />possible adverse effects of the proposed CUP, including the following factors 4: (staff’s <br />findings in italics): <br /> <br />1. Relationship to Municipal Comprehensive Plan <br /> <br />Finding: The Mounds View Comprehensive Plan, Figure 6 (Future Land Use Map) <br />guides these properties for Mixed Use (MU-PUD). MU-PUD is defined as <br />“Land containing a building or buildings with significant amounts of <br />residential uses in combination with commercial and/or office uses. Sites <br />with this designation should be developed as planned unit developments <br />to provide flexibility to ensure that integrated efficient and well-planned <br />development occurs. Examples include projects that could provide for a <br />mix of residential and commercial uses within single or multiple <br />structures.” <br /> <br />The proposed apartments are consistent with the residential component of <br />this Mixed-Use designation. Although the Comprehensive Plan guides <br />future development as PUD’s, a PUD is not required. <br /> <br />2. The geographical area involved <br /> <br />Finding: The geography of the area includes a mix of residential and commercial <br />uses along Mounds View Blvd. The proposed apartment is in harmony <br />with uses permitted in the R-4 High Density Residential zoning district. <br /> <br />The Planning Commission has expressed concern about traffic <br />congestion at the intersection of Mounds View Blvd & Groveland Rd, and <br />if additional rental housing is appropriate in Mounds View. <br /> <br />It is Staff’s recommendation that the applicant complete a traffic study, <br />and that approval of the CUP be subject to complying with the study’s <br />findings, as approved by the City Council. It is Staff’s opinion that the <br />highest and best use for this corner is multiple-family housing. The <br />properties have been vacant or underutilized for many years. <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br />3 Mounds View Municipal Code, Section 1109.04, Subd 4 <br />4 Mounds View Municipal Code, Section 1125.01, Subd 1(e)