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Mounds View Planning Commission May 4, 2005 Regular Meeting Page 2 ________________________________________________________________________ 5. Planning Case PD2005-001. Public Hearing and Consideration of the General Concept Plan for a Proposed Residential Planned Unit Development at 2901 and 2925 County Road 10 Planning Associate Prososki explained that Ron Lillestrand, representing Integra Homes, is requesting City approval of a general concept plan to construct 21 townhouse units at 2901 and 2925 County Road 10. The proposed development would also include a portion of the rear yard of 8060 Groveland Road. Planning Associate Prososki advised that the general concept plan is the first stage of the planned unit development process. The advantage to this stage is that the developer is allowed to bring a general site plan for City review and consideration without the need to have all of the other components prepared. If the City approves the concept plan, the developer would then submit additional detailed information for City consideration, which is referred to as the development stage of the PUD. Planner Prososki indicated that the biggest thing to look at is the relationship to the Comprehensive Plan and this is designated as mixed use PUD with a mix of residential and commercial uses. She asked the Commission to consider if this proposed development would fit into the area or cause a negative impact. Planner Prososki indicated that the Code requires 6,500 square feet of land area per unit plus 10 percent density bonus for a PUD and they are planning for 21 units. City Code would allow up to 22 units. She said that the setbacks are listed in the Staff report and briefly reviewed those for the Commission as well as the parking requirements indicating that the proposal does satisfy the parking requirements. Planner Prososki indicated that the plan would need to be amended to include visitor parking as the streets are too narrow to accommodate on street parking. She said that the roundabout in the center of the development is sized adequately for emergency vehicles and noted that this development would increase the traffic on County Road 10 but not enough to cause any real issues. Planner Prososki indicated that the City would need better details for the building types, landscaping, drainage, trailways, snow storage, signage and buffering should this plan proceed. She also indicated that should this plan move forward there would need to be a development review as well as a major subdivision. Planner Prososki indicated that Staff received many public comments concerning this proposal. One of which is that this is too intense for the area. She said that some residents felt that the layout was poor and that it caused privacy issues as well as concern for loss of trees, the need for screening and privacy fences. She further commented that two residents felt that County Road 10 should be developed with commercial uses.