08-17-2020 Planning Commission Packet

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FILE#LA20-52 September21,2020 Page 3 of 5 Analysis: Staff has completed its analysis of the concept proposal. To supplement the comments outlined in the comment letter dated August 26, 2020, Exhibit E: Comprehensive Plan Amendment. The proposal provides a density of about 11.65 units per acre. The reduction of the guided density from 20-25 units per acre to Urban Medium High Density(10- 20 units per acre) will impact the City's density calculation. For comparison, the townhome (excluding the twinhomes on the edge of the development, and the condominium building) portion of Stonebay provides 47 units in about 6 acres for a density of 7.8 units per acre. The impacts to the City's density calculations: Predicted Density,;Based on Net Density Table 3B-4,2040 CMP 2021-2030 2031-2040 Lowest "Affordable Net Resident al Predicted#of Calculated Growth Growth Willow/Wayzata concept plan Guided Housing" Acres(NRA) units on property City Density Difference Difference Density Acre units (deficit) (deficit) A Requirements 3.00 609 394 154 1 No Change(Current Comprehensive Plan Calculations) 4.437 91 52 353 *With Amend#3 Orchard Hi l l added 2 Reduce density to Urban Medium High(10-20 u/a) 3.69 10 36 4.276 91 17 353 MUSA totals 227.2 971 3 Reduce density to Urban Medium(3-10 u/a) 3.69 3 11 4.162 91 (9) 280 MUSA totals 227.2 946 B Notes Calculated Density is density of all sewered areas in Orono,must be a bove 3.0 Growth difference is the number of units above(or below)the projected growth for 2021-2030 and 2031-2040 Affordable Housing Acre Units are the number of acres guided for densities at 8 units/acre or more x 8. Capacity remains in the city's density calculation allowing a reduction in density for the subject property. The City should recognize that continued reductions in density, and additions of rural area may limit the ability to expand MUSA in the future. The subject property is at the corner of one of Orono's more intense intersections,with a grocery/ retail on one corner, office on another, and a gas station and fast food restaurant south. Often higher densities effectively serve as a buffer between these uses and lower densities nearby. Staff supports higher density at this corner as guided by the Comprehensive Plan. 10% recreation area. The plans show 16,129 sq. ft. of private community open space, shown in the darker green. This area includes a tot lot. The Planning Commission should discuss whether the play area is appropriate on the edge of the neighborhood, rather than internal to the neighborhood. As this property will be platted, park dedication will apply, in addition to the private recreation requirement. Setbacks, external. The RPUD standards require a setback of 35 feet for local streets, and 50 feet from Collector or Arterial streets. The Comprehensive Plan identifies Kelley as a Minor Collector, Willow as a Major Collector, and Wayzata Blvd as a Minor Reliever. The plan proposes waivers from these setbacks, showing a 13.7 foot (minimum) setback off of Kelley and Willow, and a 30