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