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Bruggeman <br />page 2 <br />ANALYSIS <br />Comprehensive Plan, Land Use, Zoning <br />The site is within the existing MUSA and the Stage 1 growth area (pre- 2010). The <br />majority of the site is guided for Medium Density Residential, at 3 -6 units per acre. The <br />residential portion of the proposal complies with this density. The northwest corner of <br />the site is guided for Commercial use. The following is a summary of the proposal: <br />acres <br />Gross Site Area 33.3 <br />Birch & Hodgson ROW 3.3 <br />Gross Area 30.0 <br />Commercial 1.7 <br />Residential 28.3 <br />Wetlands 2.3 <br />Upland Area 26.0 <br />Total Residential Units 152 <br />Net Residential Density 5.85 units per acre <br />The table below identifies the existing land use, guided land use, and zoning for the area. <br />Location <br />Existing Land Use <br />Guided Land Use <br />Existing <br />Zoning <br />R -1 and R -3 <br />Site <br />agriculture <br />Medium Density Residential and <br />Commercial <br />North <br />commercial (across <br />Birch St.) <br />Commercial <br />GB <br />South <br />residential <br />Low Density Unsewered <br />Residential <br />R -1 <br />East <br />residential <br />Low Density Sewered Residential <br />R -1 <br />West <br />residential (across <br />Hodgson Rd.) <br />Low Density Unsewered <br />Residential <br />R -1 <br />Growth Management Policy: The City's growth management policy includes several <br />provisions. Provisions that are relevant to this individual project are addressed here. <br />• Development within the existing MUSA is preferable to expanding the development <br />area of the city by granting MUSA reserve acres. The Bruggeman site is within the <br />existing MUSA. <br />Growth prior to year 2010 shall occur only within Stage 1 areas. The site is within a <br />Stage 1 area. <br />