02-16-2021 Planning Commission Packet

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FILE#LA21-14 February 21,2020 Page 3 of 8 guiding 15.4 acres in the city for densities greater than 10 units per acre. Development of those parcels at the minimum provides the minimum number of 'affordable' units, satisfying the requirement. The reduced density does not impact our affordable housing numbers (Row 4, Column G). Having less than 37 units will drop the density below 10 units per acre, requiring identification of other areas appropriate for densities greater than 10 units per acre (Row 5, Column G). 3. Provide opportunity for housing growth at least equal to the growth predicted by the Metropolitan Council. The city must identify opportunities for 523 new units between 2021-2030, and 340 new units between 2031-2040. Presently, there is a surplus, but when the density for the subject parcel drops below 10 units per acre, there is a deficit, requiring the identification of other areas for higher density Row 5,Column E and F. Staff recommends approval of the Comprehensive Plan Amendment as proposed, reducing the density from 20-25 units per acre,to 10-20 units per acre. Zone Change. The zone change to RPUD is necessary to accommodate the proposed density and project as city code does not have a stand alone zoning district for this type of development. The proposed project conforms to the purpose for the RPUD district, and staff supports the rezoning. The following analysis incorporates comments related to the zone change,the master development plan, and the preliminary plat. Applicable Regulations: Section 78-627 outlines the review procedure for RPUD development. This project is at the second stage for development of a RPUD, Master Development Plan approval and rezoning. All of these applications are public hearings.After these approvals,the developer will make an application for a final site plan and building plan approval,to be reviewed and approved by the Planning Commission and City Council. The RPUD standards are summarized in the table below, based on Section 78-626, Development Standards: Section Standard Conforming? 1 (1) Minimum area: 5 acres or tied to Conforms to the exception: The property is adjacent RPUD directly adjacent to or across a public street from property which has been developed previously as a RPUD and will be perceived as and will function as an extension of that previously approved development. 2 Uses. Multifamily residential uses are conforming 3 Sewer availability Yes. 4 Density. Each development in the Conforms to the guidance of the RPUD district shall have a density Comprehensive Plan. The 2040 CMP requided within the range specified in the the property from Commercial to high density comprehensive plan for the specific residential site.