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Planning Commission Report <br /> TOLD Development Co. Case#507-97 <br /> January 14, 1998 <br /> al.' <br /> Page 4 <br /> economic and environmental consequences. In the area of land use, the plan is often used to <br /> balance community desires and the marketplace. The marketplace, for the most part, initiates, <br /> finances and constructs development of homes, businesses, entertainment and leisure uses. Cities <br /> can shape the character of their communities if they translate the vision in the Comprehensive Plan <br /> into development regulations, which then molds what happens in the marketplace. The <br /> marketplace, however, keeps moving and continues to bring ideas to communities which may not <br /> have been anticipated by the plan or which differ from the plan. Plans need to be revisited and <br /> updated to keep pace as circumstances change or as opportunities arise. This request is coming <br /> from the marketplace and presents opportunities and consequences. The Planning Commission <br /> and City Council, after hearing testimony from citizens, the applicant and staff, must judge <br /> whether this new idea works for Mounds View. <br /> B. Rezoning Request <br /> Discussion of Request: As stated above, the Planning Commission shall consider the possible <br /> adverse effects of the proposed rezoning. The criteria are as follows: <br /> 1. Relationship to the Comprehensive Plan. The proposal is inconsistent with the-current <br /> • Comprehensive Plan designation for this site. Minnesota Statutes require that a proposed <br /> rezoning be consistent with the adopted Comprehensive Plan. If the proposed amendment to the <br /> Comprehensive Plan is approved, the proposal would be consistent. <br /> 2. Surrounding Area. The subject properties form an irregularly shaped parcel bounded <br /> Highway 10 to the west and County Road Ito the south. There is an extensive, existing single <br /> family residential neighborhood to the east and an approved ten-unit townhome development to <br /> the northwest to compliment the existing apartment buildings. South of the site is a fast-food <br /> restaurant and Moundsview Square Shopping Center. Across the highway is a SuperAmerica and <br /> Burger King. In the proposed plans, the residential areas to the east and the north would be <br /> buffered from the development by a wide expanse of greenspace, berming and/or tree cover. <br /> At both of the neighborhood meetings, there was discussion about whether property values would <br /> decrease in the adjacent neighborhood as a result of this project. While there is no evidence to <br /> suggest that property values will decrease as a result of this project, neither is there evidence to <br /> suggest an increase in value. The impact may not be financial but quality of life or"feel". The <br /> developer has offered to deed additional land to those properties abutting the site on Greenwood <br /> Drive as a means to mitigate any perceived or real impact to property values or to establish a <br /> greenspace easement. <br /> 3. The demonstrated need for such use. The applicant's client--Walgreens--has done <br /> • considerable research with regard to market conditions and long term feasibility for this particular <br /> site in Mounds View and feels there to be a strong need and economic viability for a store at this <br /> location. Residents in the adjacent neighborhood have expressed concerns over what will happen <br /> if Walgreens fails and the building is left vacant. Staff understands that TOLD Development <br />