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(9) to twelve (12) units per acre. The parcel's current zoning designation of B-1 Limited <br />Business District does not permit multiple family dwelling uses and the district does not establish <br />a maximum dwelling unit density per net acre. At present, the guiding future land use <br />classification and the current zoning designation for the parcel are in conflict. When there is a <br />conflict between the Comprehensive Plan and the Zoning Code, the City is required to amend the <br />Zoning Code to comply with the Comprehensive Plan. The proposed rezoning would effectively <br />amend the Zoning Code to address the conflict by allowing for the density of up to 12 units per <br />acre to be developed in alignment with the densities provided for in the High Density Residential <br />use guiding. The proposed rezoning would conform with the Comprehensive Plan. <br />Upon review of the rezoning, the Applicant will bring forward a land use application for the full <br />development review. The Applicant intends to comply with the performance standards of the R-4 <br />and would bring forward a site plan application through the Planned Unit Development land use <br />process. The Applicant notes that there may be a request for the City to consider flexibilities in a <br />future land use application. The change to the current zoning would make it possible for the <br />Applicant's intended use to be developed and bring the parcel's guiding and zoning into alignment. <br />As part of the preliminary plat and rezoning application, the Applicant has provided a Traffic <br />Review Memo (Attachment E) which references the future intended use of the newly created <br />parcel. The memo notes that the overall impact of the intended use on area roadway capacity is <br />expected to be minimal and that no significant issues are expected as a result of the proposed <br />development from a traffic capacity perspective. <br />Additional Review <br />Public Works Director/City Engineer <br />The Public Works Director/City Engineer has reviewed the preliminary plat plans and directed the <br />Applicant on modifications that have been completed. A comment included that the Applicant <br />shall work with the Rice Creek Watershed District to discuss any modifications or additions to <br />drainage easements. This comment has been added as a condition of approval. A full Engineering <br />report will be completed for the final plat review. <br />Ramsey County <br />Ramsey County is currently reviewing the plans. No additional comments have been included at <br />this time. <br />Fire Department <br />The Fire Marshal has reviewed the plans. Comments included fire protection locations and a turn <br />radius study radius study completed based on emergency vehicle specifications. It was noted that <br />these would be reviewed with final building plans. <br />Rice Creek Watershed District <br />The Rice Creek Watershed District is currently reviewing the plans. Initial comments note that a <br />RCWD permit for stormwater management and erosion/sediment control will be required. <br />Findings of Fact <br />The Planning Commission must make a finding as to whether or not the proposed application <br />would adversely affect the surrounding neighborhood or the community as a whole based on the <br />aforementioned factors. Staff offers the following findings of fact for consideration: <br />Page 8 of 10 <br />