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6.2 The applicant's proposal seeks to change the Comprehensive Land Use designation of the subject parcel from Low Density Residential to High Density Residential, similar to Midland Grove Condominiums. 6.3 The Planning Division recommends that the requested actions be considered, concentrating first on the Comprehensive Land Use Map Amendment request before discussing zoning and the proposed planned unit development. 6.4 For purposes of clarity, residential land use designations are categorized in the following density ranges: Low Density is 0-to-4 units per acre, Medium Density is 5-to-12 units per acre, and High Density is greater than 13 units per acre. 6.5 On February 4, 2009, the Commission heard many concerns/objections due to the anticipated/perceived increase in traffic and potential intersection conflicts. As a result of these concerns, the Development Review Committee (DRC) has reviewed and considered the multi-family access and increase in traffic, concluding once again that the subject parcel is best accessed from Midland Grove Road versus County Road S, due to topographic challenges and for vehicle safety. The DRC further concluded that if the parcel remained single-family, it could possibly be split into 4 single-family lots. The DRC also determined that the location of the subject parcel is not a desirable location for new single-family housing given the location relative to Cleveland Avenue, Highway 36, and necessary access to County Road S, as well as the higher density residential developments located to the north and east of the subject parcel. 6.6 Using the Institute of Transportation Engineers manual to analyze traffic impacts for a senior housing facility, City Staff analyzed the impacts this project would have on the existing transportation network and concluded there will be a minimal increase in traffic that can be accommodated by the current roadway network. The accesses and intersections are designed to accommodate traffic volumes far greater than currently generated for existing uses and, therefore, will not be negatively impacted by this development proposal. � 6.7 The DRC, and especially the Planning Division, has considered the impacts of changing � the land use designation of the subject 2.61-acre parcel. This parcel is located adjacent to � or near three major thoroughfares (Highway 36, Cleveland Avenue, and County Road S) � for which the DRC and Planning Division have concluded that low density residential � (single family homes or town homes) is not an appropriate future use. While such a � future use would be consistent with the use across County Road S(a natural dividing line � for land use designations), it is not consistent with or complementary to the land use it � lies directly adjacent to, Midland Grove Condominiums. � 6.8 Another factor taken into consideration by the Planning Division is that of fundamental � planning principles. It is clear from the Planning Division's review of the record that � future use of this remnant parcel did not receive proper consideration in the 1960's. The � most recent Comprehensive Plan update process did not address this property. Had a � planning process occurred during the original discussions regarding development on the � former farmstead, it is the Planning Division's opinion that the existing parcel should � have been guided to either medium or high density. � 6.9 Sasic planning principles would provide for increased residential density to buffer the � lower densities lying east, especially when adjacent to or at the intersection of two major � roadways. The Metropolitan Council through its System Statement is expecting Roseville to add 1,432 new households by 2030. With very little land available for PF09-002 RCA 051109.doc Page 3 of 8