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� -� meet this requirement. The City also recently completed an update to the Comprehensive Plan, which supports increased density on infill lots in order to maintain the stock of non-residential areas and to better utilize land not at its highest and best use. 5.12 While it could be debated whether medium or high density is the best designation for the parcel, the proposal in front of the City falls into the high-density category. Since the request is asking for a change to high density residential, staff review has been limited to whether or not the high-density designation is appropriate and whether the change will lead to excessive negative effects. To do any detailed analysis on the suitability of inedium density on this parcel would be difficult and too speculative without a specific proposal. From staff review, while the proposal changes the land use and thus will result in a more intense use than what is there today, the high density use is appropriate given the location of the parcel, the density of the surrounding area and limited access for the property. 5.13 Based on our analysis above, the DRC and Planning Division recommend guiding of the subject 2.23-acre parcel from Low Density Residential to High Density Residential. G.O REVIEW OF ZONIIVG/PLANNED UNIT DEVELOPMENT 6.1 To gain a better understanding of historical actions, the Planning Division completed additional archival review of the subject area. We have concluded that in 1967 the Village Council rezoned the property to R-3A, but the minutes do not reflect a discussion of land use or a subsequent designation. The Village Council also supported an apartment/townhome project on the 10+ acre parcel to the north. However, that project never came to fruition and instead the existing Midland Grove Condominium project was issued permits by the Village staff. 6.2 The Planning Division has concluded the City had a"Comprehensive Development Plan'" in 1969 which identified the Midland Grove property as "Mixed Development" and Ferriswood and the two residential parcels adjacent to County Road B as "Single Family". 6.3 Further research by the Planning Division concludes that the Village had three original residential zoning districts (R-1, R-2 and R-3). However, in 1966 the Village added a number of new districts including the R-3A residential district (3 to 24 units per building). Our analysis of Midland Grove Condominiums concludes that the number of units per building does not conform to the requirements of the R-3A District. Instead the development would better be served by the R-3 designation. 6.4 Research into Ferriswood Townhomes approval concludes that the retaining wall was installed prior to the construction of Ferris Lane. The record further concludes that the property received approval of a special use permit for a planned unit development, effectively rezoning the land to planned unit development, which included the home at 1995 County Road B. The Planning Division also concluded that no formal discussion or action regarding land use guiding occurred. Unfortunately, the microfiche file does not exist so our research is limited. Since the early 1990's the Ferriswood property and 1995 County Road B have been guided Medium Density Residential in the City's Comprehensive Plan. 6.5 The GENERAL CONCEPT PLANNED UNIT DEVELOPMENT is a process by which a developmenUredevelopment proposal is formally presented in a public hearing to the Planning Commission for consideration. A PLANNED UNIT DEVELOPMENT (PUD) is a zoning district, which may include a single or mix of uses on one or more lots or parcels, and is intended to be used in unique situations to create more flexibility, creativity, and efficient approach to the use of the land subject to procedures, standards, and regulations contained in the City Code. If the PF09-002_RPCA_030409.doc Page 4 of 8