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<br />Item No: 5D <br />Meeting Date: July 6, 2005 <br />Type of Business: Commission Business <br />City of Mounds View Staff Report <br />To: Mounds View Planning Commission <br />From: Jim Ericson, Community Development Director <br />Item Title/Subject: Review and Consideration of the General Concept Plan <br />for a Proposed Residential Planned Unit Development <br />at 2901 and 2925 County Road 10; Planning Case <br />PD2005-001 <br />Introduction: <br /> <br />Ron Lillestrand, representing Integra Homes, has applied for approval of a general concept <br />plan to construct twenty-one (21) townhouse units at 2901 and 2925 County Road 10. The <br />proposed development would also include a portion of the rear yard of 8060 Groveland <br />Road. The Planning Commission held a public hearing for the request on May 4, 2005 and <br />many residents attended to voice opposition to the density, usage, circulation and <br />configuration of the project. The Planning Commission too expressed some of the same <br />concerns. On May 18, 2005, the applicant requested that action on the PUD be tabled to <br />allow revisions be made to the plan in response to the expressed concerns. On June 1, <br />2005, a representative for the applicant requested further tabling so that they could continue <br />to assess the neighbors’ concerns and consider potential plan modifications. As a result of <br />the tabling requests, staff sent the applicant a letter indicating that the City was extending the <br />deadline for action another 60 days. The new deadline for action is August 10, 2005. To <br />meet this deadline, the Planning Commission needs to take action on July 6, 2005 to allow <br />enough time for the City Council to consider the request prior to the deadline expiration. <br /> <br />Review of Proposal: <br /> <br />The proposed development area is located on County Road 10 and has a mixed zoning <br />designation. The property at 2901 County Road 10 is zoned B-3, Highway Business and is <br />currently vacant. 2925 County Road 10 and the rear yard of 8060 Groveland Road are <br />currently zoned R-1, Single Family Residential. 2925 County Road 10 has an existing single <br />family home that would be demolished if the development were to move forward. <br /> <br />Integra Homes is requesting a Residential PUD, in which they are proposing to construct <br />twenty-one (21) townhouse units. Residential PUDs require a minimum of a three (3) acre <br />site. The proposed development site has an area of 3.01 acres. Although the property <br />would be zoned PUD if approved, the use would be consistent with an R-3, Medium Density <br />Residential district. R-3 districts allow townhouses up to six units. <br /> <br />The Comprehensive Plan designates the future use of these parcels as Mixed Use Planned <br />Unit Development (MU-PUD). Integra Homes previously submitted a rezoning request for <br />2901 and 2925 County Road 10 to rezone the property to R-3, Medium Density Residential <br />in order to allow for townhouses to be constructed on the property. The Planning <br />Commission considered the request and voted to deny the rezoning based on the fact that <br />the proposed development area did not have the three acres required for a PUD and that the <br />development would divide the block, such that land on either side of the development could <br />not be developed as a planned unit development.