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6.9 Basic planning principles would provide for increased residential density in this location t~~ to buffer the lower densities to the east, especially when adjacent to or at the intersection 7~0 of two major roadways. The Metropolitan Council, through its System Statement, is 151 expecting Roseville to add 1,902 new households by 2030. With very little land ~ 52 available for single-family or town home developments, multiple-family residential ~ 5s 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, 155 which supports increased density on infill lots in order to maintain the stock of none ~sresidential areas and to better utilize land not at its highest and best use.157 This section concludes with a reference to the need to better utilize land not at its highest and best use. Yet in the very next section staff admits that it cannot be determined whether medium or high density would be the ~~highest and best use" for the property in question. 6.10 While it could be debated whether medium or high density is the best designation for the ~ 5~ 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 ~ sc 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 ~ 62 medium density on this parcel would be difficult and too speculative without a specific ~ e~ proposal. From staff review, while the proposal would change the land use and create 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 ~ ~s property. In conclusion, if staff cannot decide what is the highest and best use (between medium and high density), then I would suggest the council may want to give weight to the voices of the neighbors of this proposed development. For they, as well as the property owner of 2025 Co. Rd B and the developer, have the most to gain or to lose from this project. City Council Remarks July 13, 2009 5