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i � <br /> #09-3393 875 Wayzata Boulevard <br /> January 14,2009 <br /> Page 11 <br /> Converting this property to a density of 9.4 units per acre would have a.positive impact on <br /> Orono's density calculation, as follows: <br /> . Density Ca�culation if Orono Villas is developed: <br /> 62+219=281 new dwelling units 281 d.u./84.54 net acres= 3.32 units per acre ' <br /> � Substituting the Comforts of Home development in place of Orono Villas yields: <br /> 53 +265=318 new dwelling units 318 d.u./84.54 net acres= 3.76 units per acre -�- <br /> Conversion of this site to a higher density would proyide some flexibility in Orono's ability to <br /> . continue development elsewhere in our Urban area under the current guided and zoned densities. <br /> For example, with Orono Villas in the mix, developing five new 1-acre lots on a vacant 7-acre <br /> site in the Saga Hill area (this site exists and has been discussed with realtors) would have the <br /> following impact: <br /> 62+219 +5 =286 new dwelling units 286 d.u. /91.54 acres=3.12 units per acre <br /> Such a development would bring us dangerously near the Met Council density threshold. But <br /> � with Comforts of Home instead of Orono Villas, the calculation yields 3.53 units per acre. � <br /> Bottom line: The density credit advantage to the City of approving the Comforts of Home <br /> amendment is obvious,but that in itself is not a justification for approval. <br /> Are There Compelling Reasons to Amend the CMP? <br /> In considering this application, staff would ofFer the following questions to be answered to assist <br /> in determining whether the proposed amendment should be approved: . <br /> 1. Will amending the CMP to allow the proposed use have any negative impacts on the City <br /> in general or on nearby properties? If so, can those impacts be mitigated via appropriate <br /> design, specific use limitations, or site plan requirements? <br /> 2. Does the unique location of the property support the proposed intensity and nature of the <br /> _ � proposed use? Are there other potential uses for the property that would be more <br /> � appropriate? <br /> 3. Will re-guiding the property tend to promote some specific goal of t�ie City in terms of <br /> � land use,housing, etc.? <br /> 4. Are there any aspects of the proposed type and level of use that might cause unreasonable <br /> demands on City resources? <br /> � 5. � Given that the site is not near a commercial area that would provide the urban services, <br /> nearby shopping, public transportation, walkability, etc. that might attract a more mobile <br /> clientele, what are the potential uses for the proposed building if for unanticipated <br /> reasons the proposed assisted living use would fail? Would this type of building lend <br /> itself to a more intense future use such as general rental apartments, office, or ??? that <br /> might not be appropriate for the site? Would it be appropriate to place some level of <br /> restrictions on future conversion of the building to some other use? <br />