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��A-I5 ? proposed project. The mixed use designation allows the residential component of ' the project. In addition to changes to the Land Use Map, the General Plan textwill also need to be revised. Currently, the General Plan sets 40 units per net acre ('net densil� as the highest residential density As proposed, MSV would have an overall net residential density of approximately 59 units per net acre, i.e. a 47% increase over what is currently allowed' It is recommended that the new text allow a higher density land use category for areas covered by the Precise Plan. As each phase of the project submits for a Planned Community Permit, the density would be reviewed and could be allowed to exceed the current 40 unit cap if the phase could satisfy at least three of the following findings. The proposed General Plan text to allow higher density is as follows: Hi4h Densitv Residential: Land to be developed with high density residential projects consisfing of moderate and high rise st►uctures nonnally located adjacent to employment centers. Densities a►e approximately 20�0 units per net acre. The zoning classifications to be expected are R-4 and R-5. The City may allow a site's density to be incmased to a nef densiry over and above 40 units per net acre if such a density is proposed as part of a Precise � Plan and if the project would demonstrate three or more of the following features: ' . Superior mixed use design . . Incorporation of affordable housing . Incorporation of public or community facilities . Transportation demand management program . Innovative use of shared parking . E�cient and innovative use of infrastructure and renewable resources This new wording is included in the Resolution approving the General Plan land use and text amendment (Attachment 4). Precise Plan. The Precise Plan is the primary planning document which would allow MSV to be built. It repi�.; es current zoning and accompanying regulations with new urban design principles and controls. It sets a development "envelope° and establishes some definite standards and some optional guidelines that are 75 Density is the number of units divided by land area. Net densi exGudes certain areas such as streets, easements, water areas, etc. For the purpose of MSV, the residential net density does not indude the marinas, streeb, and commerciaUretail sites. The maximum net densily of AO units/net acre is discussed in the teM of the Land Use Element of the General Plan (Page 6-5) and is refleded on the actual Land Use Map. �. ' In the original staff report dated March 2, staff estlmated the projeU's density as 81.3 units per net area. As daAfied in a memo to the Planning Commission dated March 2, the net densiry has now been determined to be 59 unMs to the acre. The discrepancy was due to a different mefhod of calculation and omission of the linear park. 13