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Planning & Zoning Board December 10, 2003 Page 12 Staff noted this was the same site discussed by the P &Z previously on August 13, 2003 when a comprehensive plan amendment was considered. The P &Z recommended denial of that application. The City Council then discussed the application at a work session on October 22, 2003 and indicated they would not support it. The applicant subsequently withdrew that application. A question did arise at the work session about whether or not a PUD could accommodate a higher density than the Medium Density category allows. The Ordinance requires that a PUD comply with the density in the comprehensive plan. Staff presented their analysis and recommended denying the amendment to the comprehensive plan to change the land use category from Medium Density to High Density and to also deny the conditional use permit/planned unit development/preliminary plat. He noted staff would prepare an amendment to the zoning ordinance to rezone the site to R -3 to bring it into conformance with the comprehensive plan. Staff stated the recommendation to deny all aspects of the Marshan Townhomes 2nd Addition application was based on the following findings: 1. The comprehensive plan guides the four -acre site proposed for development and the existing Marshan Lake Townhomes site for Medium Density Residential: 3 -6 units per acre. 2. The existing townhomes were built at a density of 6.4 units per acre. That is, the land use map shows the development at a lower density than how it was actually approved and built. 3. The site is zoned R -4, High Density Residential. Under the City's current zoning ordinance, R -4 is intended for the High Density land use category: 6 -12 units per acre. 4. Therefore, the current R -4 zoning is not consistent with the current Medium Density classification. Such inconsistencies should be corrected by amending either the zoning or the comprehensive plan. 5. Hokanson Development has requested a comprehensive plan amendment. The request is to change the land use category from Medium Density Residential to High Density Residential. 6. A residential conditional use permit PUD may include a variety of residential units, including single family and multifamily units as long as it complies with the density requirements, as stated in the zoning ordinance, Section 2, Subd. 10.A., Purpose and Intent (for a planned unit development). 7. The maximum allowable density within an urban residential PUD shall be consistent with the density directives of the Comprehensive Plan, as stated in he zoning ordinance, Section 2, Subd. 10.D.3., Urban Residential Planned Unit Development Requirements. DRAFT MINUTES • • •