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Apr-11-97 10:04A Howard Sheldon 1-714-779-6612 P_03 • Planning Commission Resolution No. 502-97 April 16, 1997 Page 2 WHEREAS, both the Comprehensive Plan and the current zoning on this property indicate a need to provide buffering between land uses on the O'Neil property and the adjacent single family residential neighborhood; and, WHEREAS, the current zoning envisions approximately seven acres in duplex residential use (R-2) in a strip along the southern edge of this property, and seventeen acres of commercial uses (B-1) bordering Highway 10; and, WHEREAS, Minnesota State Law gives precedence to zoning where there is a conflict between a zoning designation and a comprehensive plan designation; and, WHEREAS, the O'Neil property is one of the most significant parcels remaining available for development in the Highway 10 corridor and in Mounds View, and presents the possibility of adding to the City's tax base; and, WHEREAS, the Planning Commission makes the following findings that the proposed amendment is consistent with the general land use goals and policies contained in the Comprehensive Plan as follows: Goal 1. Develop a cohesive land use pattern which ensures compatibility and functional relationships among activities and uses. The change from medium density residential to mixed use PUD, allowing both commercial and residential uses, will allow for flexibility in the City Center core. The accompanying description of the types of land uses to be allowed requires that commercial be included in the mixture and directs development toward destination- oriented commercial, rather than local convenience commercial. This mixture will create a lively, vital activity center at the heart of the community and brings a new, beneficial element to the land use mix in Mounds View. The proposed amendment places this commercial activity center on Highway 10, which is the major travel corridor through Mounds View, and across the street from City Hall and the Mounds View Community Center, which will reinforce the City Center idea. The land use description requires adequate buffering between this property and the residential neighborhood to the south be provided by limiting the intensity of uses in the area 150 feet from County Road H2, and by requiring a 50 foot buffer of landscaping or tree cover in this area is used for commercial uses. Goal 2. Maintain and, where necessary, upgrade land uses and environmental quality. The policy under this goal directs attention to protecting integrated use districts (residential neighborhoods, commercial centers, industrial parks) from penetration by through traffic. The revisions to the text for District 1 indicate that, if commercial uses are developed in the area within 150 feet of County Road H2, that access to County