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~ 4. At the May 11, 1994 Planning Commission meetirig, the Commission reconsidered its previous contradictory recommendations of May 9 and April 13 . The Commission (on May 11, 1994) recommended a change from low density to medium density on the comprehensive plan for all land including Kehr, and the West County Road C on the norht, Dale on the east, and Central Park on the south. In addition, the Commission recommended a change in the Comprehensive Plan designation on the American Legion property from Institution to low density, and recommended that no road connect the low density area to the medium density area (see the attached minutes). Development Analvsis 1. Since the consultant and staff originally reviewed Mr, Kehr's proposal, we have recommfmded the Kehr development only if the area between the Kehr property and Dale Street was also designated as MR Medium Density Residential. Without this action, the land use and zoning on the Kehr property would result in an island of MR with single family or duplex uses on either side. Two conditions of approval should be included. First, future street extensions could be made both to Dale Street and to the west. These are long tenn considerations and not needed until these adjacent areas redevelop. Second. a regional storm water facility to handle all development in this area should be seriously studied. This would be more efficient and aesthetica11y pleasing from a land use perspective. 2. As discussed during the Comprehensive Plan workshops, the most difficult aspect of the redevelopment of areas like this one is detennining when enough change has occurred. Under the correct set of circwnstances and with the controls that the City will maintain in this case, the City can change the land use designation between the Kehr property and Dale Street. There is no need to change further to the west. The area to the west should await redevelopment of the American Legion property. The Legion has stated that they are not interested in pursuing a change at this time. 3. Both Dale Street and County Road C have the capacity to handle the added traffic. Exhibit 1 1. Exhibit I illustrates the existing conditions in the area with the addition of the current 23 housing units proposed by Kehr (6 units/acre). It has been designed to eventually incorporate the Borgstrom Property into the development. If this does not occur, the PUD could require additional buffering, screening or even a change in the layout. As currently planned and zoned, Kehr's land could be used for single family homes at approximately 3.3 units/acre. It would add 10-12 homes with 100-120 total trips per day and 30 to 35 new residents; and it would add $1.5 million in new housing value. 2