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Planning Commission 471-97: O'Neil Property March 8, 1997 Page 8 finances and constructs development of homes, businesses, entertainment and leisure uses. Cities can shape the character of their communities if they translate the vision in the comprehensive plan into development regulations, which then molds what happens in the marketplace. The marketplace, however, keeps moving and continues to bring ideas to communities which may not have been anticipated by the plan or which differ from the plan. Plans need to be revisited, and updated to keep pace as circumstances change or as opportunities arise. This request is coming from the marketplace and presents opportunities and consequences. The Planning Commission and City Council, after hearing testimony from citizens, the applicant and staff, must judge whether this new idea works for Mounds View. Points to consider: ■ uses a combination of uses that creates a buffer for the adjacent residential neighborhood ■ directs traffic to Highway 10, and not through residential neighborhoods ■ adds to tax base • provides employment • puts a"meeting place" type use in the community center district which will be active in evenings and weekends; creates activity • may bring additional customers to Mounds View businesses 111) • generates traffic but not during commuter peak travel times • will bring people into Mounds View from surrounding communities Discussed further under rezoning section of report: • public safety concerns (possibility of noise, trash and crime in the adjacent neighborhood) • long term viability of use; market demand; suitability of location • environmental concerns (wetland, drainage, soils, existing vegetation) • amount of traffic • adequacy of parking • effect on property values • economic benefits (property taxes, employment, multiplier effect) • need for improvements to infrastructure R Rezoning Request Nature of PUD Zoning Planned Unit Development Zoning was created to provide greater flexibility in the combinations of uses allowed on a development site, and greater control over development design, landscaping and signage, protection of natural features and preservation of open space. It allows for the creation of a customized set of development regulations for a particular proposal. It will specify the allowed uses and densities, setbacks and height limits, development requirements and may specify phasing of development, requirements to provide improvements, and what other approvals are needed before construction begins. The dimensional requirements may vary from the