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Item No: 7I Meeting Date: July 24, 2006 Type of Business: CB Administrator Review: _____ City of Mounds View Staff Report To: Honorable Mayor and City Council From: James Ericson, Community Development Director Item Title/Subject: Consideration of a Request to Rezone Properties at 2901 and 2925 County Road 10 and the west half of 8060 Groveland Road; Planning Case ZC06-001 Introduction: Ron Lillestrand, representing Integra Homes, is requesting City approval to rezone properties located at 2901 and 2925 County Road 10 and the west half of 8060 Groveland Road to R-3, Medium Density Residential, to allow for a townhome development on the site which would involve nineteen individual owner-occupied units. The development site is presently zoned B-3, Highway Business, and R-1, Single Family Residential. Adjoining properties are zoned R-3, R-O and R-1. The Future Land Use Map of the Comprehensive Plan indicates that this site is within a mixed use planned unit development area (MU-PUD). Such a designation is intended to allow for some flexibility in redevelopment however with an anticipation that there would be a component of both housing and commercial on the site and be master planned for a comprehensive, integrated development looking beyond the project boundaries. Background: Integra Homes applied for a Planned Unit Development (PUD) in 2005 and the Planning Commission reviewed the general concept plan which involved the development of 21 owner-occupied townhome units. There was some concern expressed from Commission members and adjacent property owners that the extent of the proposed development was too intensive and the orientation of the proposed units intrusive and out of place given the adjacent single family residential properties. The Planning Commission adopted Resolution 796-05 in July of 2005 which recommended denial of the PUD based on excessive development density and other adverse impacts. Rather than pursue action at the Council level, Integra chose to re-evaluate their plan based on the feedback received. They concluded their evaluation and resubmitted their application not as a PUD but as a simple rezoning request involving 19 townhome units. The Planning Commission discussed the revised application at their meetings on May 17, June 7 and June 21 of this year. After much consideration and input from residents, the Planning Commission adopted a resolution recommending denial of the request based on the following concerns: • The rezoning and proposed development would adversely affect adjacent property owners by compromising privacy and increasing area density. • The proposed density allowed with an R-3 designation is too intense given the surrounding single family dwellings and does not fit the character of the existing neighborhood.