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16-3855 October 6, 2016 Page 2 Key Points There are a few important points to keep in mind as Council reviews this sketch plan: - The property is designated in the Comprehensive Plan as within Orono's Defined Rural Area (CMP Map 3B-1: "Defined Urban and Rural Areas"), where the clearly defined intent is to remain at rural densities with lot sizes of 2 acres or larger. - Orono's Land Use Plan guides the property as Low Density Residential (CMP Map 3B- 6) which has a designated density range of 0.5-2.0 units per acre (i.e. minimum lot size range of 1/2 -acre to 2 acres). This range was established in order to comply with Met Council requirements that each Residential Land Use category include a designated range of densities, rather than simply a minimum lot size designation as appeared in past Orono CMPs. The irony of having a range designation is that Met Council then bases their density calculations on the lowest density (largest lot sizes) within each range. - From the City's perspective, the 0.5-2.0 units/acre range reflects that the areas guided for Low Density Residential use include existing neighborhoods historically developed with lot sizes smaller than 2 acres, such as Crystal Bay, Stubbs Bay, and the Long Lake Boulevard areas. The range was not intended to suggest that new development would be approved at the higher densities within the range, and the City is not obligated to any developer or landowner to allow development at the higher densities. - While the applicants point out that they are proposing to `meet code requirements', they are actually proposing to change the zoning from LR -IA (2 acre/200') to RPUD (15,000 sf/90') and meet the RPUD code requirements. - The portions of the property less than 250' from the Creek and less than 250' from the shoreline of Long Lake are not eligible for rezoning to RPUD. While hoping to convince the Council to allow RPUD zoning (and therefore flexibility) for the entire property, applicants propose to create a tier of seven 2 -acre lots along the shore and creek to comply with the LR -1 A standards. However, as depicted each of these 7 lots appears to be lacking in dry buildable acreage, dry buildable contiguity, or both. - An analysis submitted by nearby property owner Tim Adams (developer of The Farm at Long Lake in 1978) illustrates the long history of large -lot development in the area (Exhibit B-3). Applicants' property has been zoned for a minimum lot size of 2 dry buildable acres for nearly 50 years. - Applicants suggest that based on their proposed density of just over 1 unit per acre (25 lots on 23.8 acres, excluding wetlands, including proposed internal roads) that they meet the density guideline of the Low Density Residential land use category, and don't need a Comp Plan amendment. However, development at the proposed density would require amendment of the CMP by amending the Defined Rural Area as depicted in Map 3B-1. - PRD Option? Although not proposed by the applicants, development as a Planned Residential Development (PRD) is worthy of discussion. PRD is based on the existing underlying zoning, but provides applicants with flexibility in terms of individual lot sizes, setbacks, etc. at Council's discretion. With approximately 23.8 acres of dry buildable land, a development of 11 units, clustered to reduce infrastructure costs and preserve open space, may be an option worthy of consideration if Council does not support the applicants' proposal. This would be similar to the Creekside development on Brown Road South, which resulted in 7 small lots based on having 14 dry buildable acres, while preserving much wetland and upland as open space.