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• Planning Commission Resolution No. 505-97 • April 16, 1997 Page 2 6. Letter from St. Paul Water Utility,dated 2/24/97 7. Letter from Minnesota DNR,dated 3/3/97 8. Letter from the US Army Corp of Engineers,dated 3/24/97 9. Letters from Residents 10. Market Needs Analysis/Traffic Analysis,dated 3/19/97 11. Tax Impact Analysis,dated 3/19/97 WHEREAS, The Mounds View Planning Commission makes the following findings regarding the possible adverse effects of this rezoning according to Section 1125.01, Subd. 1.e: 1. Relationship to the Comprehensive Plan According to the Comprehensive Plan, the properties included in this project should be developed on a staged, planned-unit basis. The District 1 (City Center) Comp Plan map designates these properties as mixed use PUD. The Comp Plan also suggests that the natural features on this site be preserved and that consideration be given for the dedication of a bike or walking path. The proposed plan includes a mixture of uses including convenience commercial, restaurants, office, and senior citizen housing, to be zoned under • a planned unit development. The proposal is consistent with the Comprehensive Plan. • 2. The geographical area involved. 4. The character of the surrounding area. This subject area is for the most part vacant. The only improvement is a small insurance office near the corner of the subject property. A large proportion of the area is federally protected wetland, the balance is uplands covered in prairie grass and scrub trees. There is an 83-unit senior residential building to the south of this project, Highway 10 and commercial developments to the east, and a service station and multi- and two-family residential districts to the north and west. TJB Homes has an office building within this section of land to be developed, but it is not included in the proposal. The proposal will fit in the surrounding character in that it includes a mixture of commercial and residential uses with the commercial uses concentrated along Highway 10. The residential use, proposed as a senior citizen housing development will coordinate with the existing senior housing project on an adjacent property. 3. Whether such use will tend to or actually depreciate the area in which the use is proposed. The applicants have provided an estimated tax impact analysis of the subject property showing the current taxes paid and the projected taxes paid with the uses proposed. Taxes paid are expected to increase a minimum of$215,000 as a result of this project. It is anticipated that the proposal will have a positive, rather than negative, effect on • surrounding properties since the uses proposed blend well with existing development, and