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<br />., <br /> <br />.. <br /> <br />. <br /> <br />Planning Commission Resolution No. 505-97 <br />April 16, 1997 <br />Page 2 <br /> <br />6. Letter from St. Paul Water Utility, dated 2/24/97 <br />7. Letter from Minnesota DNR, dated 3/3/97 <br />8. Letter from the US Army Corp of Engineers, dated 3/24/97 <br />9. Letters from Residents <br />10. Market Needs Analysis/Traffic Analysis, dated 3/19/97 <br />11. Tax Impact Analysis, dated 3/19/97 <br /> <br />WHEREAS, The Mounds View Planning Commission makes the following findings <br />regarding the possible adverse effects of this rezoning according to Section 1125.01, Subd. l.e: <br /> <br />1. Relationship to the Comprehensive Plan <br /> <br />According to the Comprehensive Plan, the properties included in this project should be <br />developed on a staged, planned-unit basis. The District 1 (City Center) Comp Plan map <br />designates these properties as mixed use PUD. The Comp Plan also suggests that the <br />natural features on this site be preserved and that consideration be given for the dedication <br />of a bike or walking path. The proposed plan includes a mixture of uses including <br />convenience commercial, restaurants, office, and senior citizen housing, to be zoned under <br />a planned unit development. The proposal is consistent with the Comprehensive Plan. <br /> <br />. <br /> <br />2. The geographical area involved. <br />4. The character of the surrounding area. <br /> <br />This subject area is for the most part vacant. The only improvement is a small insurance <br />office near the comer of the subject property. A large proportion of the area is federally <br />protected wetland, the balance is uplands covered in prairie grass and scrub trees. There <br />is an 83-unit senior residential building to the south of this project, Highway 10 and <br />commercial developments to the east, and a service station and multi- and two-family <br />residential districts to the north and west. Tm Homes has an office building within this <br />section ofland to be developed, but it is not included in the proposal. The proposal will fit <br />in the surrounding character in that it includes a mixture of commercial and residential <br />uses with the commercial uses concentrated along Highway 10. The residential use, <br />proposed as a senior citizen housing development will coordinate with the existing senior <br />housing project on an adjacent property. <br /> <br />3. Whether such use will tend to or actually depreciate the area in which the use is proposed. <br /> <br />. <br /> <br />The applicants have provided an estimated tax impact analysis of the subject property <br />showing the current taxes paid and the projected taxes paid with the uses proposed. <br />Taxes paid are expected to increase a minimum of$215,000 as a result of this project. It <br />is anticipated that the proposal will have a positive, rather than negative, effect on <br />surrounding properties since the uses proposed blend well with existing development, and <br />