07-15-2002 Planning Packet - Laserfiche WebLink

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the Concept Plan Review as a ike comments to the developer, g Commission and Council are ipon the planning commission when submitted”. 1 approval as equivalent to the so you can go ahead and grant . The result of this divergence pproval without having all the )urces to providing great detail rella of the Highway 12 PUD roperty is guided and intended nation of the route for Kelley ) site. For these reasons, staff s as functionally equivalent to Jtaff would argue that the level evelopment may be somewhat in keeping with the provisions ' lifecycle housing options that 3r future commercial use south ould allow for the development ! w ill have some impact on the erns or negative impacts with talus. I guided this property for single 1-1980's, support was growing affic levels. In anticipation of lO. a stud_, •• ».ommenced in ment brought this area into the MUSA, and it w’as reguided to allow' a single tier of commercial uses along 12, to be accessed via a frontage road with no direct access to 12. Per the 1987 amendment, north of the frontage road and up to the north line of Section 33 (i.e. the north boundary of the Dahlstrom property), multi-family uses at densities of up to 10 units per acre could be allow'cd via PUD. 2000-2020 CMP. The density guidelines for the area north of Kelley Parkway were refined as part of the 2000-2020 CMP update, resulting in a density standard of 3-6 units per dr\' buildable acre (CMP page 3B-34). The 2000-2020 CMP does not place any limitation on the number of units per building that are allowed in this area. RPUD Standards. Prior to creation of the RPUD District standards, the only zoning option which would* have allowed 2, 3 or 4 attached units was the M-6 District, and no zoning options were available that would have allowed a 66-unit condo building. The RPUD District allows higher densities than contemplated in the CMP, only in areas “currently zoned and guided for commercial use”. The applicants’ original proposal for the lofis/condo buildings was legitimate in part because they were south of Kelley Parkway in the area guided for commercial use. The revised proposal now places the lofts building north of Kelley Parkway, and absent commercial guiding/zoning, the density request is acceptable only in the context of the overall residential site density. RPUD does not plaee a limit on the number of units that can be attached, it merely requires that the guided overall site density limits be met. Use of Kelley Parkway for Density Credit. The applicants’ proposal is at a density of 6.0 units per drybuildable acre if the northerly halfofthe Kelley Parkway right-of-way (not including that portion within the MnDOT pond) is allowed for density credit. Staffinitially had concluded that no portion of Kelley Parkway should be allowed for density credit, because the CMP language (CMP page 3B- 34 and Map 3B-7) states that property “north of... Kelley Parkway” may be developed at a density of 3-6 units per acre. The PUD procedural standards in the zoning code arc silent as to whether right-of-way credit should be allowed. In past applications of the PRD ordinance, in most cases newly created interior roads w ere allowed for density credit. In the only residential PUD the City has processed (Orono Woods Senior Housing), density credit was given for interior roads serving both the senior housing and the office uses. It would not be inconsistent to allow the density credit as the applicants have requested. If density credit is given for the portions of Kelley Parkway as requested, the current plan is at 6.0 units per acre. If such credit is not allowed, the area of dry buildable decreases by appro.ximately 1 acre, and the density increases to 168/27.0 = 6.22 units per acre. The number of units would have to be reduced by 6 (to 162) in order to meet a 6.0 units per acre standard. Density Not Limited by Sewer Capacity. The guided densities in this area w ere originally keyed in part to planned sew er capacities. This area w as expected to require 300 to 450 total sewer units under the adopted plan amendment in 1987. A concept plan provided during the 1985 study by the Orono Plaza partner.' would have required up to 1200 sewer units; that intensive plan was considered to have the potential to place excessive burdens on sewer capacities, and was rejected. Four other schematics which varied the mix of commercial and multifamily uses with much lower sewer #02-2789(Rc\1sed) Dahlstrom Development LLC July 12,2002 Page S of 13 hi