Laserfiche WebLink
� . <br /> EXHISIT B-2 <br /> Analysis of Individual Property Change Request <br /> 2. Site Location: 3245 Wayzata Boulevard <br /> � Property Owner: Howard Eisinger, represented by Robert Erickson, Welsh Cos. <br /> Request: Increase proposed density from 7-10 units per acre (Medium High) to 10- <br /> 15 units per acre (High) <br /> Analysis <br /> The property at 3245 Wayzata Boulevard is zoned RR-1B, Single Family Rural Residential, <br /> requiring a minimum lot size of 2 acres. The property is comprised of two tax parcels containing <br /> a single-family residence and a closed sanitary landfill. The property contains approximately 30 <br /> acres in total, of which approximately 14 acres is wetland, 10 acres is encumbered by former <br /> landfill, and 5 acres is developable. The area of land that is defined as developable might change <br /> pending future wetland delineation and analysis of the extent of the actual landfill. <br /> Why Guide this Site for Multi-Family? This site was proposed for reguiding to allow Medium- <br /> High density(7-10 units per acre) because of its unique location and use history. First,the site is <br /> surrounded on three sides by arterial roadways, making it unattractive as a rural single-family <br /> building site. Second, the site has a limited number of options for use because of the landfill,but <br /> the landfill also potentially provides some open space opportunities that may complement and <br /> buffer a multi-family use on the portion of the site that is developable. Third, the site abuts and <br /> is directly west of properties guided in the 2000-2020 CMP for a mix of SFR and MFR at an <br /> average density of 2-4 units per acre (and now to also be re-guided for Medium-High density). <br /> Development of that area would result in the extension of sewer and water lines to within a <br /> quarter-mile of the site. <br /> Why 7-10 Units per Acre? Earlier this year the City Council was requested to define their <br /> maximum density "comfort level" for the area known as "Parcel Group 2" (west of Old Crystal <br /> Bay Road and south of Wayzata Boulevard) that includes the Eisinger property. Their <br /> conclusion was 6-7 units per acre. In defining the CMP density ranges, this area was guided for <br /> 7-10 units per acre, with an anticipated net density for calculation purposes of 7.6 units per acre. <br /> This does not preclude the development of Parcel Group 2 with some higher density elements <br /> and some lower density,with an overall average of 7-10 units per acre. <br /> What is Possible at 7-10 Units per Acre? The site likely has around 5 acres of land that is what <br /> we would consider as the classic "dry buildable" acreage. A review of airphotos from 1955 <br /> (prior to landfill use commencing) suggests there were perhaps 6 non-wetland acres at that time. <br /> For the sake of this discussion, I will assume there are 5 acres. Note: About 2/3 of an acre of this <br /> buildable area is within an area that would be required to be preserved as wetland buffer, and <br /> would be excludable from any Met Council density calculation. <br /> Topography of the site; wetlands, required wetland buffers & buffer setbacks; and required <br /> property boundary setbacks, all play a part in defining the area of this property on which <br /> structures can be developed. Such a development would be subject to the RPUD standards for <br /> multifamily dwellings, as well as standards for a "Preserve" wetland, which provide the <br /> following key site planning parameters: <br />