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Frenchman Place 5th 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 /> <br />2. Is the requested amendment needed to allow reasonable use of the site? <br /> <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 /> <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 /> <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 /> <br />4. A demonstration by the applicant that the proposed amendment has merit beyond the <br />interests of the proponent. <br /> <br />Allowing the High Density Residential (HD) between commercial uses and existing <br />apartments will provide a good transitions between the land uses. <br /> <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 /> <br />5. 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 /> <br /> a. Transportation Plan; <br /> <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 /> <br /> b. Sanitary sewer flows and water supply; <br /> <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 />