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Mounds View Planning Commission May 17, 2006 Regular Meeting Page 8 ________________________________________________________________________ homes, and multi-family housing as long as density does not exceed a threshold. Governmental, schools, churches, and educational institutions could also be incorporated onto this site. Director Ericson stated it may be difficult to ascertain what the adverse effects are but in terms of intensity of the use and whether it is consistent with adjoining properties, the area is predominantly single-family homes so that is the issue that will be discussed tonight. Director Ericson advised that staff is not making a recommendation but asking the Planning Commission to hold the public hearing, receive input from residents and the applicant, and then come to a determination if a proposed rezoning is appropriate. He reiterated that the Comprehensive Plan contemplates an intensity in use, is guided for mixed use, and this site plan would allow for expansion of the development if that can be worked out at some point in the future. Director Ericson advised that staff received one comment from a resident that is included in the staff report. The resident from 8080 Groveland Road is concerned about the potential for rental housing and multi-family ownership who may not care as much for their dwelling as would a resident property owner. Director Ericson pointed out that is not what is proposed for this property. Director Ericson stated staff talked with the adjacent property owners who were concerned with the previous proposal and may be concerned with this proposal as well. He recommended the Planning Commission hold the public hearing and then direct staff to draft either a resolution recommending approval or denial, with findings. Chair Stevenson stated that he would like the timeline described. He noted the plans have not been submitted so issues like the entrance, exit, and density will not be discussed tonight. The issue under consideration tonight is the requested rezoning of the three properties. However, the Planning Commission also needs to keep in mind the intended use for the site. Chair Stevenson asked when the rest of the details will be presented. Director Ericson explained that the City does not conditionally rezone property. If the Council approves a rezoning, it is not contingent to any site plan or development proposal. He stated it is a difficult process because the City does not want to approve of a rezoning and then hope a good plan comes from it. The City wants assurance that by approving a rezoning, the plan will not be too intensive or out of character with the area. The timeline is that the recommendation will be presented to the Council and if they feel the property should be rezoned, they will direct staff to draft that ordinance and grant first reading. Then it would be indicated to the developers they have a certain timeline to prepare the plans, typically six months, and to return with the major subdivision. After that is considered, the City would hold second reading of the ordinance. That provides some safeguards that if the project is not consistent with the vision of the community, the Planning Commission and Council can deny the rezoning. He clarified that the process does not need to take six months and the applicant could return within a month with the major subdivision plans.