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23 4.0 REVIEVV OF COMPREHENSIVE PLAN 29 4.1 Although the proposed development appears to be consistent with Roseville's 2030 3o Comprehensive Plan, which would apply a land use designation of Neighborhood s� Business to both of the subject parcels, that document has yet to be approved by the 32 Metropolitan Council and ratified by the City Council. This proposal, therefore, must be 33 evaluated within the context of the existing Comprehensive Plan. 3a 4.2 The proposed business use is to be located on the parcel at 2167 Lexington Avenue, 35 which has a Comprehensive Plan designation of Business (B); this allows for a wide 36 variety of residential, retail, restaurant, office, and other commercial uses consistent with 3� the parcel's existing General Business zoning — Roseville's most intense business district. 3B 39 40 41 42 43 44 45 46 47 4£3 49 50 51 4.3 The property at 1126 Sandhurst Drive has a Comprehensive Plan designation of Low Density Residential (LR), which corresponds to the kinds of uses allowed in R-1 and R-2 zoning districts. Given that the proposal only puts parking and an accessory structure (for the trash handling equipment) on this parcel and that storage buildings and off-street parking and loading areas are allowed in the zoning districts associated with the LR land use designation, no change to the Comprehensive Plan Land Use Map is necessary for this proposal. 4.4 The Cornerstone Neighborhood Mixed-Use Project, adopted into the Comprehensive Plan in 1998 as a conceptual master plan of sorts to redesign key, under-utilized retail and commercial intersections, determined that a redesigned Lexington Avenue/County Road B intersection would have great potential for positive community impact. The document indicates that "careful attention to the concerns of the neighborhood could make this corner fulfill the wishes of its adjacent residents [and] it could become the touchstone for establishing an appealing balance of structure, open space, design and use." 52 The Cornerstone report stresses the importance of locating at least modest buildings at the s3 corners of the intersection to frame the public space and "create a sense of place and 5a closure," and it expresses optimism for a successful redevelopment of this intersection as 55 a whole despite the challenges presented by the lack of structures in the corners of the 56 park and gas station properties. And although Cornerstone explicitly makes no 5� recommendation of a preferred density or scale of development, the report frequently 5� advocates a mix of office and retail uses on a"ground floor" with residential or office 59 uses "above." The report also touts this specific intersection as being: "located in a prime 6o spot to provide community linkage. The attraction of the open space, the convenience to 6� neighborhood retail, and access to transit are part of its potential. As a centrally-located 62 intersection of major arterials, the intersection could serve as the hub for the spread of 63 new resident friendly design ideas throughout the community." ba 5.0 6s 5.1 66 67 68 69 �o 71 REVIEW OF ZONING/PLANNED UNIT DEVELOPMENT A PLANNED UNIT DEVELOPMENT (PUD) is a zoning distnct which may include single or mixed uses on one or more lots or parcels, and is intended to be used in unique situations to create a more flexible, creative, and efficient approach to the use of the land subject to the PUD procedures, standards, and regulations contained in the City Code. 5.2 The end result of REZOtvn�r� a property to PUD is the creation of a customized zoning district (i.e., a PUD Agreement) that regulates the use and development of a specific subject property in the same way that standard zoning districts regulate other properties. PF09-003 RCA 032309 Page 2 of 6 � �