03-23-2010 Council Work Session Packet

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CMP Part 3B. Land Use Plan Parcel Group 5 The 10.4 acres identified as PINS 35-118-23 43 0003 & 35-118-23 44 0005 located westerly of existing Wayzata Boulevard,easterly of the new Highway 12 corridor,south of the Luce Line Trail and north of the Wayzata city boundary. Background,Site Characteristics Nature of Surroundina Propertv. Residential property to the west and east of Parcel Group 5 (PGS) is guided and zoned for single family residentia] use at a density of 1 unit per 2 acres. The property west across the Highway 12 corridor has been developed with low-density SFR use for many years. The property directly across Wayzata Boulevard to the east contains a church building that has undergone a variety of tenants, and is currently serving as a Montessori school (being reguided to institutional use). The cemetery property to the immediate south in the city of Wayzata is �uided for institutional uses and is zoned for Low Density ResidentiaL Lots to the north of the Luce Line in the city of Long Lake are guided for sin�le family uses (R-I) with a minimum lot area of 10,000 s.f. and 75' width, i.e. SFR at 4 units per acre. However, the existing sin�le family lots abutting the north side of the Luce Line in this area range from 1/4 acre to 1-2/3 acres in area. Current Zonin�and Land Use Plan Status. PG-5 is zoned RR-1 B Sinale Family Rural Residential, which allows the development of single family homes at a density of 1 unit per 2 dry buildable acres, and is within the defined Rural Area of Orono as shown on CMP Map 3B-2. PG5 was mapped and guided for Rural Residential Use in the 2000- 2020 Land Use Plan. PG-5 was re-guided in 2007 to allow for residei�tial development at a density of 1.43 units per acre to allow development of 9 detached dwellin�s on the site. Because that project did not proceed, the rezoning to RPUD did not take effect. MUSA. Municipal Utilities Status. The property was added to the MUSA in 1987. Municipa] sewer and water are potentially available to the site from the City of Wayzata via a proposed extension of the Wayzata systems to serve the nearby Myrtlewood neighborhood. Basis for Amendment. The 2000-2020 CMP indicates that to more closely approach the development density goals established by Metropolitan Council, Orono has defined certain areas of the City where conversion from planned Rural densities to planned Urban densities is appropriate. These are areas where provision of urban services can be efficient, cost-effective, and have the least ne�ative impacts on the City's environmental goals and on surrounding development. In defining where urban areas should be located, the City considers proximity to existing hibher density development; proximity to existin� municipal sewer lines with available capaciry; proximiry to existing urban services; adjacency to eaisting transportation corridors; and ]ocation high in the watershed to limit stormwater impacts. Parcel Group 5 was not identified for change from Rural to Urban in the 2000-2020 CMP. Further,this 2008-2030 CMP establishes a number of policies which generally do not support the conversion of Rura] land to Urban status. However, certain factors that suggest such a change is appropriate for PGS include: l. The property is essentially an"orphan", with relatively little relationship to the development that surrounds it,i.e. it is surrounded on three sides by transportation corridors (Old 12, New 12, Luce Line Trail); it is topographically disconnected from the primarily single family residential uses to the north; and it abuts a cemetery on the south. This lack of connectivity to surrounding residential areas makes use of the site for a "family friendly"neighborhood unattractive and poorly inarketable at best. 2. The potential for non-residential institutional, public or private uses for the site under the current Land Use Plan and low-density zoning is limited by the size of the site, and vehicular access limitations. 3. Vehicular access to the site has limitations due to existin; and future expected traffic patterns and adjacent roadway confi;urations, suggesting that a low intensity residential use should be favored over potentially hi�her- intensity uses that might be available via a conditional use permit. 4. The property is at a location highly visible to traffic entering Orono from the east. Development at this site might be considered as a `main entrance' to Orono, and as such will inherently set a tone as to the character of the City, and therefore a visually low-intensity use of the site should be strived for. City of Orono Communit3� Management Plan 2008-2030 Page 3B-35