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t, , <br /> '� ,'16-3847 Page 3 <br /> Shadywood Villas <br /> July 18, 2016 <br /> and could include townhomes or apartments/ condominiums. <br /> In recent conversations with Met Council staff, it has become clear that developing this specific <br /> site(and others nearby guided similarly) at densities lower than the current CMP guided densities, <br /> triggers a formal amendment of the CMP and an expectation that other developable properties be <br /> reguided for higher density to offset the decrease. An analysis of Orono's current status as a result <br /> of the applicant's proposal is attached as Exhibit K. <br /> 'The applicants presented a sketch plan to the Planning Commission in May 2016 and City Council <br /> in June for a 7 unit development at this site. It appears there is some degree of support at the <br /> Council level for the type and density of development proposed by the applicant, while <br /> development at a higher density in the area has not gained much traction. <br /> Issues for Consideration. In reviewing the amendment, Planning Commission should attempt to <br /> set aside the details of the proposed development and look at the broader picture, consider the <br /> following: <br /> 1) Does the amendment further the City's goals for development of higher density housing? <br /> 2) Are there specific aspects of this site that support a reduction of the density from the current <br /> guided density? <br /> 3) Are there any negative aspects to reguiding this site for lower density? <br /> 4) Are there specific conditions that should be established as part of an approval of the <br /> reguiding? <br /> 2. REZONING <br /> It has been the City's practice to formally rezone properties as part of an approved project, at the <br /> time of Final Plat. It is also recognized that the city's zoning ordinance must be consistent with <br /> the Comprehensive Plan. <br /> The applicant propose to rezone the subject parcels to Residential Planned Unit Development, or <br /> RPUD. <br /> The RPUD District contains detailed development standards with regards to lot size and setbacks; <br /> building design; landscaping, screening and buffering; and trails and recreation; all of which will <br /> be addressed in the following pages. The RPUD District also offers flexibility as a planned unit <br /> development process, such that approved departures from the standards are considered as elements <br /> of the RPUD zoning rather than as variances. Note that the property does not meet the minimum <br /> size requirement of 5 acres,but does meet the location standards to be eligible for RPUD rezoning. <br /> 3. PRELIMINARY PLAT REVIEW <br /> Conformity with Zoning District Standards <br /> In relation to the RPUD standards, there are specific guidelines for detached single family <br /> development in Zoning Code Section 78-626(8) - see Exhibit L The RPUD standards as written <br /> for detached single family use do not accommodate the type of smaller, narrow lot style of <br /> development that is proposed. However, the concept of a planned unit development process is to <br /> allow flexibility in design. Section 78-626(16) provides for flexibility in RPUD standards, as <br />