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. single-family or town home developments, multiple-family residential developments of �� varying densities will need to be supported by the City to 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. �� 6.10 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 �� medium 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. �: 6.11 Sased on our analysis above, the DRC and Planning Division recommend guiding of the �: subject 2.61-acre parcel from Low Density Residential to High Density Residential. 1: 7.O REVIEW OF ZONING/PLANNED UNIT DEVELOPMENT �: 7.1 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. �� 7.2 The Planning Division has concluded the City had a"Comprehensive Development Plan" �� in 1969 that identified the Midland Grove property as "Mixed Development" and �� Ferriswood and the two residential parcels adjacent to County Road S as "Single � � Family" . �� 7.3 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 � 4 number of new districts including the R-3A residential district (3-to-24 units per � 4 building) . Our analysis of Midland Grove Condominiums concludes that the number of � 4 units per building does not conform to the requirements of the R-3A District. Instead the � 4 development would better be served by the R-3 designation. � 4 7.4 Research into Ferriswood Townhomes approval concludes that the retaining wall was � 4 installed prior to the construction of Ferris Lane. The record further concludes that the � 4 property received approval of a special use permit for a planned unit development, � 4 effectively rezoning the land to planned unit development, which included the home at � 4 1995 County Road S. The Planning Division also concluded that no formal discussion or � 4 action regarding land use guiding occurred. Unfortunately, the microfiche file does not � E exist so our research is limited. Since the early 1990's the Ferriswood property and 1995 � E County Road S have been guided Medium Density Residential in the City's � Comprehensive Plan. PF09-002 RCA 051109.doc Page 4 of 8