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Memo to Planning Commission/P 01-06 February 27, 2001 Page 4 • Development is appropriate, staff would recommend that prior to final plat approval, staff, the applicant, and the Planning Commission work to establish a set of design guidelines similar to those created for Elk River Crossing in order to guide development in this development. Setbacks The applicant has submitted no specific uses or site plans at this time. Maintaining the C3, Highway Commercial District setbacks would be consistent with other uses in this corridor. The townhome setbacks would be similar to those proposed in other similar developments. Conditional Use Permit In order to approve the site plan for the PUD, a conditional use permit must be approved. As proposed, the plan has setbacks and proposed uses similar and consistent with other uses in this corridor. As each site develops, an amendment to the PUD to approve specific site plan will be required. This should also apply to the townhome lots once a builder has been identified. Recommendation Staff recommends that the Planning Commission recommend approval of the land use applications requested by the applicant as follows: • Land Use Amendment: From HB, Highway Business, to MR, Medium Density Residential and HB, Highway Business in order to create a lower impact residential transition zone from the Mississippi River. Zone Change From C3, Highway Commercial to PUD, Planned Unit Development with the following findings of fact: 1. THAT THE REZONING IS CONSISTENT WITH THE CITY'S COMPREHENSIVE PLAN AND ZONING ORDINANCE. 2. THAT THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO ADJACENT USES. 3. THAT THE REZONING WILL ALLOW A MIXED USE (COMMERCIAL AND RESIDENTIAL) DEVELOPMENT THAT CREATES A LOW-IMPACT RESIDENTIAL TRANSITION ZONE ADJACENT TO THE MISSISSIPPI RIVER AND EXISTING RESIDENTIAL PROPERTIES. I S:\PLANNING\MICHMC\PLREPRTS\P01-06.DOC