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Frenchman Place 51 Addition <br /> Page 4 <br /> guided for commercial use are currently occupied by commercial uses, generally <br /> following the spirit and intent of the land use designation to provide commercial uses <br /> along CSAH 8. <br /> 2. Is the requested amendment needed to allow reasonable use of the site? <br /> The proposed amendment to High Density Residential (HD) is compatible with the <br /> commercial uses and the apartments and townhomes to the north. Allowing an <br /> amendment to High Density Residential (HD) is reasonable use of the site. <br /> 3. The relationship of the proposed amendment to the supply and demand for particular <br /> land uses within the city and the immediate vicinity of the site. <br /> There are not a lot of areas in the City that are guided for High Density Residential <br /> (HD) that have City sewer and water available. This is an area of the City where a <br /> change the land use to High Density Residential (HD) may be reasonable. <br /> 4. A demonstration by the applicant that the proposed amendment has merit beyond the <br /> interests of the proponent. <br /> Allowing the High Density Residential (HD) between commercial uses and existing <br /> apartments will provide a good transitions between the land uses. <br /> The shopping center to the east is part of the Victor Gardens North mixed-use <br /> development that includes commercial uses and multi-family housing. Proving the <br /> mix of uses is consistent with the development in the area. <br /> S. The possible impacts of the amendment on all specific elements of the <br /> Comprehensive Plan as may be applicable, including but not limited to: <br /> a. Transportation Plan; <br /> Based on trip generation calculations for the existing and proposed land <br /> use, the change in land use will not adversely impact the transportation <br /> system. <br /> b. Sanitary sewer flows and water supply; <br /> The applicant is proposing a land use change from Commercial and to <br /> High Density Residential. Staff has reviewed sewer flows generated and <br /> have determined there is an increase in sewer flows generated from the <br /> proposed land use change. The increase is nominal, and the City's <br /> sanitary sewer system can accommodate the additional flow. The change <br /> is land use does not have a system impact. This change will require a <br /> comprehensive plan amendment, however early indications are that due <br /> to the minor nature of the proposed change, and these amendments would <br /> be reviewed by MCES staff administratively. <br />