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Business. The desired development of more intensive uses will most likely require substantial soil 54 corrections. If this land is developed for residential uses, the provision of public or private 55 parks/open space should be considered as part of the development. This park land could be designed 56 to improve the district’s access to park space in the neighborhood as well as the community’s park 57 system. 58 Future Land Use 59 The Comprehensive Plan does not mention the subject site in its future land use analysis. 60 Generally speaking from a planning perspective, busy intersections lend themselves to higher 61 densities because higher density properties can be constructed to mitigate sound, but low density 62 properties are designed to take advantage of outdoor areas, which can’t be as easily protected from 63 road noise. High density properties also limit the number of access points onto busy streets, which 64 allows them to function better than if there are a large number of low-density driveway curb cuts. In 65 the case of the subject area, there is a mix of medium- and high-density developments that appear to 66 work and function well for the broader neighborhood.Since the Comprehensive Plan does not 67 specifically discuss the subject properties or area and the future High Density, the Planning Division 68 has concluded the proposed CLUP wouldn’t change the 69 OMPREHENSIVE ANDSELAN MAP CHANGE purpose and intent of the Comprehensive Plan. In fact, the Comprehensive Plan discusses the 70 challenges of developing a multi-story building and the challenging soils at the site, which may 71 provide further support for density reduction. Instead, the proposal would result in a slight 72 adjustment in the future uses allowed by decreasing residential density and creating an area that 73 supports a larger mix of residential that better suits the area. 74 ZMC: Assuming that the change to the Comprehensive Plan is supported and 75 ONINGAPHANGE approved, the requested becomes a clerical step to ensure that the zoning map 76 ZONING MAP CHANGE continues to be “consistent with the guidance and intent of the Comprehensive Plan” as required in 77 City Code §1009.04 (Zoning Changes). In order for the actions by the City to be final and be 78 published, Metropolitan Council review and approval of the Comprehensive Plan Land Use Map 79 Change is required. 80 PC UBLICOMMENT 81 As indicated above, the Planning Division held the required open house for the item on July 23, 82 2015, at which meeting 45+ citizens attended. The majority of comments discussed at the open 83 house with the City Planner indicated support for the change to medium density. 84 Specifically, many area residents noted the existing traffic issues and the 5-way intersection. They 85 also noted the area has many children and few sidewalks. Similarly, they noted support for 86 developments similar to Woodsedge Townhomes and Roseville Commons Condos, which have a 87 more acceptable density, in their view, than a multiple story, multi-family residential development 88 with nearly twice the density. 89 The general feeling from the citizens who attended was that the high density designation was too 90 much density for the corner and the area. Medium density offers a more consistent density with the 91 area and would have fewer negative impacts in the areas of traffic, height, and massing of structures. 92 Mr. John Runquist, Trustee for the Henz Trust, 3253 Old Highway 8, submitted a letter of 93 opposition to the changes at the July 23, 2015, open house. In his letter Mr. Runquist cites loss in 94 value of a property guided since 1979 and a change that is counter to the existing and adjacent high 95 density uses as his reasons to oppose the proposed change. His letter is the first in the grouping from 96 PROJ0036_RPCA_CompPlanZoning_100715 Page 3 of 4