04-18-2016 Planning Commission Packet

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16-3822 April 14,2016 Page 4 of 13 4) Aside from numerical density concerns, does Planning Commission have any concerns about revising the development parameters for this site from multi-family use in one or two buildings to single family individual homes? 5) The developers have suggested the possibility of developing a multi-family building within the landfill site, which would require extensive mitigation (remove landfill contents in area being developed). That is not part of their current request, but is a possible Phase 2. Does Planning Commission find that adding a multi-family building would be desirable if it helps increase density on the property? 6) Are there specific conditions that should be established as part of an approval of the reguiding? 7) With the proposed amendment, the City's overall density will drop below 3.0 units per acre. The City will need to identify more opportunities for higher density housing. 2. REZONING It has been the City's practice to rezone properties in the Highway 12 corridor area at the time an acceptable development plan is approved. This was the case with Stonebay, an area which was guided for commercial and multi-family uses as early as 1988 but remained zoned RR-1B (2- acre SFR) until its actual development in 2003. Because applicants' property has never been rezoned to match the CMP-guided density, the current application includes a request for rezoning. The application will be processed as a rezoning to RPUD and review will be guided by the RPUD District standards. The RPUD District contains detailed development standards with regards to lot size and setbacks; building design; landscaping, screening and buffering; and trails and recreation; all of which will be addressed in the following pages. The RPUD District also offers flexibility as a planned unit development process, such that approved divergences from the standards are considered as elements of the RPUD zoning rather than as variances. Note that the property meets the minimum acreage standard established within Zoning Code Section 78-626(1) to be eligible for RPUD rezoning, in that it exceeds 5 acres in area. In terms of location, only the very northwest corner of the developable land is less than the required 250 feet from the 974.5' OHWL of Lake Classen. Proposed Lot 1, Block 3 is approximately 200' from the estimated OHWL contour. For potential discussion is whether Block 3 should be reconfigured so that no parts of the proposed building lots are within 250' of the OHWL. This likely will require additional survey work to establish the location of the OHWL on the north side of Wayzata Boulevard. Options are to reconfigure the building sites, or consider a variance to the RPUD 250' separation requirement. For discussion also is whether to rezone the entire site to RPUD or just the area being developed (i.e. rezone everything except Outlot A). Although the approvals being requested at this time do not include development of homes in Outlot A, stormwater facilities to serve the area being developed will be within Outlot A. If a future multi-family development of a portion of the landfill site occurs, it likely will require RPUD rezoning at that time. There may be no downside to rezoning the entire property to RPUD now.