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- A key element that might make this work would be to establish with Met <br /> Council's blessing that the density calculation would not include protected <br /> conservation areas... <br /> ----------------------------------------------------------------------------------------------------------- <br /> Here are two examples of how we might target certain districts for higher density in a <br /> manner that that potentially would satisfy Met council but not "give away the store": <br /> Example 1: Dumas & James Properties. Non-wetland area = �0 acres+. Our guided <br /> density range is 2-4 units per acre. Increase the allowed density range to 12 <br /> units per acre, but only if clusterin� is used. Cluster a group of 50 <br /> townhomes attached in groups of 2 and 3 units plus a 75-unit condo building <br /> on a small 10-acre portion of the site (in Stonebay, the easterly cluster of 28 <br /> two-story townhomes are on approximately 3.5 acres; 50 of them would fit <br /> on 6.5 acres; the 57-unit condo building is on a 3.0 acre parcel; a 75-unit <br /> building would take approximately 4.0 acres; the result is 125 units on 10.5 <br /> acres. Require that the remaining 39.5 acres be placed into a permanent <br /> conservation/open space easement. We end up with 125 units on 50 non- <br /> wetland acres (a density of 2.5 units per acre) but a calculable net density for <br /> Met Council purposes of 125 / 10.5 = 11.9 units per acre, and we have <br /> preserved 80% of the site for open space. Requiring at least 20% of the <br /> units to be affordable would also help with MC issues... Another option <br /> would be to allow, say, three 75-unit buildings each on three 4-acre sites, <br /> and preserve 38 acres while providing 225 units on a net area of 12 acres <br /> (yielding a net density of 19 units per acre). <br /> Example 2: Designate the area in northeastern Navarre (bounded by Shadywood Road, <br /> the Dakota Rail Trail, the Orono/Mtka Beach boundary, and CR 15) as a <br /> potential redevelopment area. This area includes about 33 acres gross, of <br /> which about 10 acres is wetland and 4 acres is commercial, leaving about 19 <br /> acres residential that contains about 42 existing homes (net existing density <br /> of 2.2 units per acre). Guide it to allow for a density of 8-15 units per acre <br /> onlv if a 4-acre parcel can be accumulated that would allow for a townhome <br /> cluster of 32 units or a 75-unit condo building. <br /> What kind of conditions would have to be established to make this palatable <br /> if it actually happened? Possibilities: large setbacks; height limits; <br /> developer-funded road and utility system improvements; demonstrated <br /> minimal impact on neighborhood light/air/open space; visual invisibility... <br /> Page 2 of 2 <br />