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April 8, 2022 <br />North Shore Development Partners <br />Attn: Matt Alexander VIA EMAIL <br />235 East Lake Street malexander@northshoredp.com <br />Wayzata, MN 55391 <br />Re: Eisinger Flats <br />File #LA22-000015 <br />The City has received and reviewed the proposed sketch plan showing 176 units in a townhome style development <br />on the former Eisinger property. As we noted prior, a sketch plan is recommended as part of the process to develop <br />this property, the sketch plan process allows for you to receive initial non-binding feedback from the Planning <br />Commission and City Council. <br />Comprehensive Plan/ Zoning impacts. <br />Comprehensive Plan. The proposal will require a Comprehensive Plan amendment. The northern 5 acres (about) <br />is guided as Low Density Residential (3-8 units per acre), and the southern 10 acres (about) is guided as High <br />Density Residential (20-25 units per acre). You have provided additional information that better defines the land <br />area in the two areas: <br />The site consists of 30.5 acres, including 1.7 acres for Wayzata Blvd, an arterial road, 13.2 acres of <br />wetlands, 3.6 acres of wetland buffers, resulting in a Net Residential Acres of 12.0 acres. <br />176 units in 12 acres is 14.66 acres, falling in the Urban Medium Density land use category, 8-15 units per acre. <br />When analyzing land use changes, and their impacts to a community’s planned density and housing opportunity, <br />the Met Council historically has used the land uses lowest guided density, in this case, 8 units per acre. 8 units per <br />acre reduces the city’s overall density below the 3.0 units per acre required. Adding 4 units brings the density to <br />15 units per acre, which then the guided land use would be Urban Medium High Density (15-20 units per acre). <br />Staff cannot support the plan with a calculated density of less than 15 units per acre. <br />Zoning. The project will likely be developed as a RPUD. The process, regulations, and minimum standards are <br />found in this link: RPUD Regulations. <br />Staffs analysis of the proposal for the Planning Commission will outline the development standards, and <br />identify any flexibility required. <br />Council Exhibit E <br />LA22-15