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17-3932 August 21, 2017 Page 3 of 8 Expansion of the MUSA boundary is done infrequently, the last expansions were completed in 2008 as part of the last update. In expansion of the MUSA Boundary appropriate for this project and this parcel? Conformity with Zoning District Lot Requirements The property is currently zoned RR -1B, Rural Residential District, which allows for single family residential uses with a minimum lot size of 2 dry buildable acres. Under the current zoning and a standard plat process, the property could likely be developed with no more than 8 total lots, or perhaps 10 via a PRD process. The applicants anticipate a rezoning to the RPUD zone. Additionally, portions of the property are within 300 feet of the OHWL of Long Lake Creek (OHWL being defined as the streambank). These areas, plus additional areas of wetland mapped as floodplain, are within the designated Shoreland Overlay District. The Shoreland District has specific standards for development, the most pertinent for this site being the 75' required setback from the creek. There are also setback requirements from the wetlands per the standards of the Wetland Overlay District, predicated on MCWD-required wetland buffers. The entire property is within the Stormwater Quality Overlay District, designated as Hardcover Tier 1 which limits each lot to 25% hardcover. An RPUD zone could introduce additional hard cover, as hardcover limits for an RPUD are automatically 50%. Proposed RPUD Rezoning. The applicants' are proposing to rezone the site to Residential Planned Unit Development (RPUD) District. An issue here is that no portion of a property within 250 feet of the OHWL of a Protected Tributary is allowed to be rezoned to RPUD [Zoning Code Section 78-626(1)]. The northerly 3 lots of applicants proposed development are within 250 feet of the creek OHWL, a waiver is necessary. Excerpt from 78-626(1): "No property located within 250 feet of the ordinary high water level (OHWL) of a protected lake or tributary as defined in article IX of this chapter shall be rezoned to RPUD. However, for a property that is partially located less than 250 feet from the OHWL and partially located more than 250 feet from the OHWL, the portion located more than 250 feet from the OHWL may be rezoned to RPUD at the discretion of the city council when all other requirements are met." In relation to the RPUD standards, there are specific guidelines for detached single family development in Zoning Code Section 78-626(8). Section 78-626(16) provides for flexibility in RPUD standards. A cursory review of the 15 lots confirms that minimal if any flexibility with respect to lot areas, widths or setbacks would be required under an RPUD rezoning. Relationship to Surrounding Development The neighborhoods surrounding the proposed development are all single-family residential in nature, yet quite diverse in character and density. This is in part due to the fact that the properties north and northwest of the site are within the City of Long Lake, where lot sizes along the creek range from less than one-half acre to more than 2 acres. The surrounding property in Orono, however, has been developed with lots based on a density of 1 unit per two dry buildable acres. To the south is the Luce Line Trail with undeveloped wooded wetlands south of the Trail. To the southeast is the Orono Golf Course. To the immediate east are three homes along the west side of Orono Orchard Road on large lots, and east of Orono Orchard Road is the Orono Oaks subdivision of 2 -acre lots. North of Orono Oaks in the City of Long Lake is the Stoneridge Colony development of half -acre lots.