07-06-2015 Council Packet - Laserfiche WebLink

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2) Concern over the proposed lot widths and sizes 3) Lack of defined public values obtained through the design flexibility allowed by the use of the PUD. ANALYSIS The 370 acre site has been the center point of extensive planning efforts over the past eleven years. Those efforts have resulted in the adoption of the CSAH 14 Alternatives Analysis, the Alternative Urban Areawide Review (2005), a comprehensive plan amendment (2006), and the 2030 Comprehensive Plan update (2011). These efforts in turn have led to the reconstruction of CSAH 14 (Main Street) from I -35W to I -35E and more importantly the I -35E and Main Street Interchange. All of these efforts where consistent with the City's goal to master plan the I -35E corridor. When evaluating potential development of the site the City's three primary tools are the Comprehensive Plan, the AUAR and the Planned Unit Development standards of the zoning ordinance. Comprehensive Plan The Comprehensive Plan is divided into different chapters that detail goals and objectives and define general public values in regards to resource management, land use, housing, economic development, transportation and public utilities. This site is guided Mixed Use. This designation provides for both commercial and/or residential uses with a housing density of up to 4.5 units per net acre. Page 3-17 states "the mix of commercial and residential uses will vary for each site, as will the residential density. It is important to note that the information provided in Table 3-4 is preliminary, and is intended to serve as a guide for future decision-making As plans for specific mixed use areas are refined, suggested density, total units, and the residential/commercial split may be revised. To best serve the community's changing needs and market conditions, flexibility in these areas is essential. Gross and net acreages for mixed use development presented in Table 3-4 represent the potential for new mixed use development, and do not account for existing mixed use development projects in the city." Page 10-21 refers specifically to the Hardwood Creek concept plan and states "a 370 -acre development site is located 1/4 mile north of Main Street, between I -35E and CSAH 21 (20th Avenue). This site is to be developed with commercial and residential uses. The concept plan for the development includes 500,000 to 600,000 square feet of commercial space on 70 acres of the site. A variety of single family and multi -family residential developments will include a maximum of 1,150 dwelling units. The net residential density shall not exceed 4.5 units per acre, with no less than 2/3 of the residential area reserved for low density residential development, when including all land not within the commercial area. Said low density area may include a variety of housing types (both 2