03-15-2004 Planning Packet - Laserfiche WebLink

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79YM LANDFORM & February 10.2004 Michael Gaffron City of Orono 2750 Kelley Parkway PO Box 66 Crystal Bay. MN 55323 RE; Comprehensive Plan Amendment for Swervo Property Dear Mr. Gaffron. On behalf of our client. Landform is pleased to submit this application for a community management plan amendment for the 11.08-acre parcel located at the southwest quadrant of the Luce Line Trail and Highway 12. The property is currently the sue of an unoccupied daycare facility. The surrounding properties include a cemetery to the south in the City of Wayzata, railroad tracks on the west, residential homes to the north across the Luce Line Trail corridor and Highway 12 to the east. A large portion of the site is wetland, but we believe the approximately 7 acres of upland could be redeveloped with new homes. The applicant is requesting a land use guide plan amendment from Rural Residential (2 acre minimum) to Urban Residential Medium Density. This would allow development of hvinhomes or townhomes and preserve the natural resources on site. We are requesting an amendment to the Community Management Plan to allow an extension of municipal sewer and water to serve this property and allow development at up to 6 units per acre. The subject property is within the 2020 MUSA boundary. The Community Management Plan sewer policy plan identifies this area as one of the areas where municipal sewer and water would be considered for extension. While we understand that it is the City’s intent to keep the rural sections of Orono rural, we find that this property is affected by several unique circumstances. Specifically, the location of this property-bounded by Old Highway 12 on the east. New Highway 12 on the west, the Luce Line Trail and the north and a cemetery in the City cf Wayzata on the south-isolates it from other residential uses in the area. The surrounding uses make this property unappealing for large lot residential, as the market for single family homes would likely be discouraged by the noise and traffic from Highway 12. However, our analysis shows that the area would support two-family homes or townhomes on the site. The proposed amendment would complement the existing cevebpment in the area. Furthermore, we find that the requested change is consistent with the Planning Goals outlined in the Community Management Plan. Speciftcally; 7 ^ \v •«e taaTH 8 I'lO'ia tea** w sstaaoi t V» C*V>C( tll 2*2 *0^e> Ma «12 292 -mm . ^