#03 - Legends of Lake Elmo Sketch Plan

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3 Additional amenity points can be issued by the City for amenities not in the table. The City Council will need to discuss the proposal and ultimately should provide guidance on whether there is support for the flexibility requested for the proposed development. Site Data: Total Acreage – 109.04 Acres Non-Buildable Area(s): 22.19 Acres • 5.15 Ac - Northern Natural Gas Easement • 17.76 Ac - Wetlands Buildable Land: 109.04 - 22.19 = 86.85 Acres Base density permitted by the OP PUD Ordinance: 0.45 units/ net acre. • Base Units for Legends of Lake Elmo: 0.45 x 86.85 acres = 39 residential units Gross Density: 50 units / 109.04 acres = .46 units/ gross acre Net Density: 50 units / 86.85 net acres = .58 units/ net acre Comprehensive Plan: The subject property is guided for Rural Area Development (RAD) in the City’s adopted Comprehensive Plan. The Density of RAD areas is required to be 1 unit per 10 acres, or 0.1 units/acre. However, the Comprehensive Plan states the following about Open Space PUDs: … This designation includes open space developments that are developed, or may be developed, with clustered housing and may be served by a community septic system. Open space developments generally average more than 1 residential unit per 10 acres and include a dedicated open space protected through a conservation easement…. It is presently staff’s interpretation that this development will not require a Comprehensive Plan amendment because open space developments are already considered by the Comprehensive Plan’s definition. Staff have requested confirmation of this interpretation from the Metropolitan Council. At the time of this report, staff have not yet received a response. PLANNED UNIT DEVELOPMENT FLEXIBILITY: The anticipated requests to deviate from City Code are summarized below: 1. 50 units vs. 39 units - Increased density from 39 unit (.45 units/net acre) to 50 units (0.58 units/net acre) 2. Impervious Surface - Increased unit density creates a need for flexibility from the impervious surface maximum. The Applicant proposes a total of 49.72 acres not dedicated to public open space be developed with a total of 31.88% impervious surfaces as opposed to 25%. 3. Minimum Lot Size - 1 lot is proposed by the Applicant to be less than the required minimum lot area of .5 acres. That lot will require additional flexibility. 4. Street Encroachment into the Buffer Area – The proposed street connection is not allowed by the OP ordinance to go into the buffer area surrounding the Hecker parcel. This will require flexibility as there may be alternatives for roadway alignment outside of the 200’ buffer surrounding that parcel.