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Mounds View Planning Commission June 21, 2006 Regular Meeting Page 3 ________________________________________________________________________ Road are currently zoned R-3, Single Family Residential. 2925 County Road 10 has an existing single family home that would be demolished if the development were to be moved forward. Integra Homes is requesting a rezoning of the identified parcels to reflect an R-3 Medium Density designation. The R-3 zoning designation would explicitly permit single-family dwellings, twinhomes and townhomes. Schools, churches, day care centers and multiple family developments would require a Conditional Use Permit (PUD) in an R-3 district. Director Ericson clarified that when the Commission looks at a rezoning they are looking at the same factors as a Conditional Use Permit. The Commission must decide if rezoning is consistent with the Comprehensive Plan and the Commission’s vision of what should be on the property. The Commission also considers the potential adverse effects of the development. Director Ericson stated the relationship to the comprehensive plan indicates it is consistent with the future land use of a mixed-use planned unit development. Regarding the geographical area, Director Ericson pointed out the townhome development across the street, commercial development to the southeast, and housing to the northeast and the north. There has been some discussion on depreciation as to whether or not the townhome development would depreciate the adjoining areas. Studies indicate there is little correlation between a townhome or mixed use and depreciation. The townhome development will bring additional tax base to the community. The rezoning would promote a substantial increase in market value at the site, increasing from the present approximate valuation of $460,000 to an estimated $4,750,000. Depreciation can also be measured as something other than monetary, such as privacy. The character of the surrounding area consists of a variety of commercial and residential uses. The City has a sufficient volume of multi-family properties. The residential uses include single- family residential, owner-occupied townhomes and multi-family rental dwellings. Single-family residential is predominant in the immediate area. Even with the 66-townhome units going up along County Road H2, the City is under represented in our housing demographics. Director Ericson did receive one comment from a resident along Groveland Road. It is included in the Commission’s packet. Residents have previously come before the Commission to expressed concern regarding traffic and access to County Road 10, limitation of future development, opposition to residential development and inconsistency with the Comprehensive Plan. These and other residents are encouraged to speak again at this meeting. Director Ericson believes their comments and concerns remain the same as those expressed previously. Director Ericson reported that according to the Institute of Traffic Engineers (ITE), a 19-unit townhome development would generate an average of 112 vehicle trips per day. An office building would generate much more traffic, though without knowing the potential area of the office development, it would be difficult to arrive at a suitable comparative figure. A single right-in right-out access point onto County Road 10 would serve the site. The number of vehicle trips per day generated by a 19-unt townhome project would not exceed the capacity of the access point. There are other examples of commercial and residential development on County Road 10. While perhaps less convenient than other developments at a signalized intersection or