06-21-2010 Planning Commission Packet

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� ! PC Exhibit M CMP Part 3B. Land Use Plan Parcel Group 5 The 10.4 acres identified as PINS 35-118-23 43 0003& 35-118-23 44 OOOS located westerly of egisting Wayzata Boulevard,easterly of the new Highway 12 corridor,south of the Luce Line Trail �� and north of the Wayzata city boundary. Background,Site Characteristics Nature of Surroundin�Propertv. Residential property to the west and east of Parcel Group 5(PG-5) is guided and zoned for single family residential use at a density of 1 unit per 2 acres. The property west across the Highway 12 coiridor has been developed with low-density SFR use for many years. The property directly across Wayzata Boulevard to the east contains a church building that has undergone a variety of tenants,and is currently serving as a Montessori school(being reguided to institutional use).The cemetery property to the immediate south in the city of Wayzata is guided for institutional uses and is zoned for Low Density Residential. Lots to the north of the Luce Line in the city of Long Lake are guided for single family uses(R-1)with a minimum lot area of 10,000 s.f.and 75' width,i.e. SFR at 4 units per acre. However,the existing single family lots abutting the north side of the Luce Line in this area range from 1/4 acre to 1-2/3 acres in azea. Current Zoning and Land Use Plan Status. PG-5 is zoned RR-1B Single Family Rural Residential,which allows the development of single family homes at a density of 1 unit per 2 dry buildable acres,and is within the defined Rural Area of Orono as shown on CMP Map 3B-2. PG-5 was mapped and guided for Rural Residential Use in the 2000- 2020 Land Use Plan.PG-5 was re-guided in 2007 to allow for residential development at a density of 1.43 units per acre to allow development of 9 detached dwellings on the site. Because that project did not proceed,the rezoning to RPUD did nottake effect. , MUSA,Municinal Utilities Status. The property was added to the MCJSA in 1987. Municipal sewer and water are potentially available to the site from the City of Wayzata via a proposed extension of the Wayzata systems to serve the nearby Myrtlewood neighborhood. Basis for Amendment. The 2000-2020 CMP indicates that to more closely approach the development density goals established by Metropolitan Council, Orono has defined certain areas of the City where conversion from planned Rural densities to planned Urban densities is appropriate. These are areas where provision of urban services can be efficient, cost-effective, and have the least negative impacts on the City's environmental goals and on sunounding development. In defining where urban areas should be located, the City considers proximity to existing higher density development; proximity to existing municipal sewer lines with available capacity; proximity to existing urban services;adjacency to existing transportation corridors;and location high in the watershed to limit stormwater . impacts. Parcel Group 5 was not identified for change from Rural to Urban in the 2000-2020 CMP. Further,this 2008-2030 CMP establishes a number of policies which generally do not support the conversion of Rural land to Urban status. However,certain factors that suggest such a change is appropriate for PG-5 include: 1. The property is essentially an"orphan",with relatively little relationship to the development that surrounds it,i.e. it is surrounded on three sides by transportation corridors (Old 12, New 12, Luce Line Trail); it is topographically disconnected from the primarily single family residential uses to the north; and it abuts a cemetery on the south. This lack of connectivity.to surrounding residentiai azeas makes use of the site for a "family friendly"neighborhood unattractive and poorly marketable at best. 2. The potential for non-residential institutional,public or private uses for the site under the current Land Use Plan and low-density zoning is limited by the size of the site,and vehicular access limitations. � 3. Vehiculaz access to the site has limitations due to existing and future expected tra�c patterns and adjacent � roadway configurations,suggesting that a low intensity residential use should be favored over potentially higher- intensity uses that might be available via a conditional use permit. 4. The property is at a location highly visible to traffic entering Orono from the east.Development at this site might be considered as a`main entrance'to Orono,and as such will inherently set a tone as to the character of the City, and therefore a visually low-intensity use of the site should be strived for. City of Orono Community Management Plan 2008-2030 Page 3B-35