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• Apr-11-97 09 : 54A Howard Sheldon 1-714-779-6612 P.04 • Planning Commission 471-97: O'Neil Property April 10, 1997 Page 9 no known research or documentation to indicate that U-turns at signalized intersections with protected left turn phases would create a safety concern. U-turns are also expected at the unsignalized intersection at Edgewood Road. If conflicts became a safety problem, the intersection could be posted for no U-turns or the median could be closed. This would for:c U-turns on to the County Road H2 intersection, but it is not expected to create a capacity problem at this intersection. As was noted in the earlier traffic report, sufficient stacking room is available in the left hand turn bays at these three intersections to accommodate the anticipated queuing of vehicles. Criteria for Comprehensive Plan Amendments: The City's Municipal Code does not include criteria for the review of comprehensive plan amendments. Staff is suggesting that the Planning Commission use the general land use goals and policies, contained on pages 55-56 of the Comprehensive Plan, as a guide to whether the change from medium density residential to mixed use PUD still fits within the broad parameters of what the City views as desirable. Suggested findings relative to these goals and policies a noted under the fifth WHEREAS clause on pages 2-3 of Resolution No. 502-97 (see attached). Staff is also suggesting that a finding be made whether this proposed change creates greater consistency between the City's Comprehensive Plan designation and the zoning designation on this property (see the WHEREAS clause on page 3 of Resolution 502-97). Criteria for Rezoning: The City's Municipal Code includes five criteria for use in the review of rezoning requests (Section 1125.01 Subd. i.e.) These criteria are listed on pages 1-3 of Resolution No. 503-97 and suggested findings provided. In addition, the chapter of the Municipal Code on Planned Unit developments includes a purpose and intent section (Section 1120.01), general requirements and standards for Planned Unit Developments (Section 1120.02) and special requirements and standards for commercial PUDs (Section 1120.03 Subd. 2). These items are addressed on pages 3-4 of Resolution No. 503-97. Recommendation: Adopt Resolution No. 502-97 recommending approval of a comprehensive plan amendment from medium density residential to mixed use planned unit development (PUD) for the O'Neil Property, 2430 Highway 10; Planning Case No. 471-97. Adopt Resolution No. 503-97 recommending approval of a rezoning from B-1 and R-2 to Planned Unit Development (PUD), and of a general concept plan, for commercial uses on the 1111 O'Neil Property, 2430 Highway 10; Planning Case No. 471-97. 471-97.PC