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16-3804 January 7, 2016 Page 3 Zoning. The property is currently zoned RR-1B Single-Family Rural Residential with a 2-acre minimum lot size. The CMP indicates that a development at the guided higher density would require a rezoning to RPUD Residential Planned Unit Development. The proposed development would require a rezoning. Relationship to Surrounding Development The property is bounded on the south and west by Highway 12, on the north by Wayzata Boulevard, and on the east by the Dumas Orchard property. North across Wayzata Boulevard is relatively undeveloped land abutting Lake Classen, zoned and guided RR-1B. The Dumas Orchard property to the east is guided for future Medium- High Density (7-10 units per acre). Lot Layout and Lot Standards The proposed individual homes appear to be depicted on lots averaging 44’ in width and 70’ in length, yielding individual lot sizes of approximately 3,100 s.f. This concept requires a departure (flexibility) from the RPUD district lot standards for individual homesites (minimum lot width: 90’; minimum lot depth: 125’; minimum lot area: 15,000 s.f.). The angled lots allow each dwelling unit to enjoy long views from multiple angles. Applicants in their presentation should be asked to review the conceptual lot layout and house designs. Access, Road Layout, Road Standards Access to Wayzata Boulevard will need Hennepin County approval. Sight distance, access location, and whether there is a need for turn lanes, are factors requiring County input. Applicants are depicting two full-turning movement accesses to Wayzata Boulevard as compared to the 2014 plan in which the westerly access was right- in/right-out only. Having two full-movement access points provides for better emergency access to the property and eliminates the need for the loop shown in 2014. The internal road system is anticipated to be privately owned and maintained. The road proposed at 28’ width meets the City’s width standard for a private road serving more than 7 dwelling units. This width should reduce the need for parking “bump-outs” by allowing some level of on- street parking, although driveway spacing will have an impact on its availability. The new lot layout eliminates most shared driveway situations. Our experience with shared driveways in Stonebay is that they require a certain level of cooperation between neighbors to avoid problems. Park/Trail Needs Neither City nor County long-term plans include a park or trail system along Wayzata Boulevard at this location. The developer should provide a pedestrian connection to the east, as Council has discussed safe pedestrian travel along Wayzata Boulevard. The conceptual internal perimeter trail system would appear to be desirable. RPUD standards require 10% of the development site be provided as a private recreation area for the project residents. The site would appear to have sufficient open space available to meet this objective. Stormwater and Drainage Improvements The property is within the Stormwater Overlay District and subject to pertinent regulations. Stormwater management will be subject to City and MCWD review and approval. The proposed layout indicates reduced wetland buffers adjacent to the homesites which will require MCWD approval.