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Planning Commission Resolution No. 536-98 <br /> April 1, 1998 <br /> Page 2 <br /> The change from high density and low density residential to neighborhood commercial <br /> would allow for commercial development of the northeast corner of the Highway 10 and <br /> County Road I intersection, which would be in direct conflict with the existing uses on this <br /> site and those adjacent to this site. <br /> Goal 2. Maintain and, where necessary, upgrade land uses and environmental quality. <br /> The policy under this goal directs attention to protecting integrated use districts (residential <br /> neighborhoods, commercial centers, industrial parks) from penetration by through traffic. <br /> Commercial Development at this location would cause an unacceptable increase of traffic <br /> through the adjacent residential neighborhood. <br /> Goal 3. Preserve and protect property values. <br /> Through discussions with certified real estate appraisers, it is evident that there would be <br /> some reduction of property values as a direct result of developing this assembly of parcels <br /> • into a commercial use. <br /> Goal 4. Ensure community development is compatible with features of the natural environment and <br /> is accommodated without destroying desirable environmental features and natural amenities. <br /> Development of these properties would alter the existing and natural drainage patterns on <br /> the site and would also involve the removal of a significant number of mature trees and <br /> natural vegetation. <br /> Goal 5. Prevent development which is not accompanied by a sufficient level of supportive services <br /> and facilities (utilities, parking, access, etc.) <br /> The properties are located on Highway 10, a principal arterial and the major thoroughfare <br /> in Mounds View, and County Road I, a minor arterial street. While adequate opportunity <br /> for access to the development is available from County Road I, the Minnesota Department <br /> of Transportation (MnDOT) has stated that they will oppose and possible take action to <br /> prevent access onto Highway 10, due to safety considerations. Without access to Highway <br /> 10, the additional vehicles on County Road I would cause numerous traffic conflicts. <br /> WHEREAS, the Planning Commission makes the following additional findings that the <br /> • proposed amendment is not consistent with the commercial goals and policies contained in the <br /> Comprehensive Plan as follows: <br />