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<br />Page 8 of 20 <br /> <br />A. Density, Maximum Dwelling Units – Flexibility Requested <br />The High Density Residential (HDR) future <br />land use is established in the Comprehensive <br />Plan to be, “providing for densities of nine to <br />12 units per acre.” The Applicant has <br />submitted a narrative that addresses lot size, <br />but not density. When determining density for <br />a proposed development net acreage for the <br />site must be used. Net residential acreage is <br />calculated by subtracting wetlands, water <br />bodies, public parks, arterial streets, and <br />identified natural resources that are protected <br />by ordinance from gross acres. <br /> <br />The Subject Property does not contain water <br />bodies, public parks, arterial streets, or <br />identified natural resources that are protected <br />by ordinance from gross acres, but does <br />include multiple wetlands. Proposed Lot 1, <br />Block 1 contains three wetlands as shown on the submitted Wetland Delineation and Civil Plans. <br />The Wetland Delineation notes the size of these wetlands. <br /> <br />Wetland Number Acres (on site) <br />Wetland 8 1.40 <br />Wetland 9 0.40 <br />Wetland 10 0.40 <br />Density Calculation <br />Total Site Acreage 10.75 <br />Total Wetland Acreage 2.2 <br />Net Acres 8.55 <br />Proposed Units 119 <br />Density (Units/Net Acres) 13.9 <br /> <br />Approximately 9.9 net acres would be required for a 119-unit development. As proposed, <br />developing the site with 119 units required flexibility from the density maximum established in <br />the Comprehensive Plan. On July 11, 2022, the City Council approved Comprehensive Plan <br />Amendments to Chapter 6 which included amending Section 6.4.10, Development Capacity and <br />Net Residential Density to allow an increase in the maximum housing unit density as part of a <br />Planned Unit Development. The Subject Property is part of the boundaries as described in Section <br />6.4.10 which states “Land guided for High Density east of Interstate 35W, south of County State <br />Aid Highway 96, west of Snelling Avenue North and north of interstate 694 density may be <br />increased by up to 100% through the use of the Planned Unit Development (PUD) process if the <br />intent is to meet the goals of the Comprehensive Plan.” <br /> <br />Furthermore, Chapter 6 also outlines how the City Code includes PUD regulations that allow for <br />a higher quality and compatible development of property by encouraging reasonable flexibility <br />from applicable standards, including at higher densities than would be allowed under the <br />underlying zoning district and/or guided land use designation.