08-15-2016 Planning Commission Packet

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16-3855 August 10,2016 Page 3 of 9 The property is currently zoned RR-1 B PUD and for the proposed development would be rezoned to RPUD. The RPUD District standards are found in Zoning Code Sections 78-621 thru 78-629. The RPUD district standards indicate an RPUD site must be at least 5 acres in area,but does allow for smaller sites under specific conditions, as noted in the code excerpt below: Sec. 78-626. - Development standards. Within the RPUD district all development shall be in compliance with the following: (1) Minimum area; shoreland district liinitation. Each site proposed for rezoning to RPUD shall have a minimum area of five acres, excluding areas within a designated wetland, floodplain or shoreland district ar right-of-way,unless the council finds the existence of one of the following: a. Unusual physical features of the property itself or of the surrounding neighborhood such that development as a RPUD will conserve a physical or topographic feature of importance to the neighborhood or community. b. The property is directly adjacent to or across a public street from property which has been developed previously as a RPUD or planned residential development and will be perceived as and will function as an extension of that previously approved development. c. The property is located in an area where the proposed development provides a transition between a cominercial ar industrial area and an existing residential area or on an intennediate or principal arterial as defined in the comprehensive plan. d. The property contains steep slopes or a substantial nuinber of significant trees that could be preserved through the clustering of buildings or other design techniques not generally allowed by the existing zoning district. No property located within 250 feet of the ordinary high water level (OHWL) of a protected lake or tributary as defined in article IX of this chapter shall be rezoned to RPUD. However, for a properry that is partially located less than 250 feet from the OHWL and partially located more than 250 feet from the OHWL,the portion located more than 250 feet from the OHWL inay be rezoned to RPUD at the discretion of the city council when all other reyuirements are met. (2) Uses. Each property rezoned to RPUD shall only be used for the use or uses for which the site is designated in the comprehensive plan, except that the city may permit rezoning to RPUD on a site designated for commercial use if the city council�nds that such use is in the best interests of the city and is consistent with the requirements of this division. If a commercial site is to be rezoned to RPUD, the city may forward a copy of the request to the metropolitan council for review. (emphasis added) It would appear that the provisions of 78-626(1)b would be applicable, as the proposed use is within the Stonebay Master Development and is directly across Kelley Parkway from the Stonebay Lofts, which are similarly zoned RPUD. Further, because the site is guided for commercial office use with the intention of being rezoned for commercial use, the rezoning would fit within the provisions of 78-626(2). It should be noted that the Council has recently approved and supported two smaller RPUD developments (Shadywood Villas and the Eisinger site) so that rezoning the Kelley Parkway parcel to RPUD would not be inconsistent. Relationship to Surrounding Development The proposed senior residential continuum of care use might be compared to a blending of the facilities offered at the Orono Woods Senior Housing at the intersection of Brown Road and Wayzata Boulevard, and the Trails of Orono Assisted Living and Memory Care facility at 875 Wayzata Boulevard. The proposed Stonebay location is directly across from the Stonebay Lofts which is a residential condominium development. To the immediate east of the Lofts, additional 2-story townhomes will eventually be completed. Directly east of applicants' site is the stormwater