AgdaPkt 2004-06-07 - Laserfiche WebLink

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� • ' " �� proposed project. The mixed use designation allows the residential component of the project. In addition to changes to �he Land Use Map, the General Plan text will also need to be revised. Currently, the General_ Plan sets 40 units per net acrn ("net density") as the highest residential d�nsity 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 fol lows: Hiqh Densitv Residential: Land to be developed with high density residenfial projects consisfing of moderate and high rise strucfures normally locafed adjacenf to employment centers. Densities are approximately 20-40 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 increased to a net density over and above 40 unifs per net acre if such a density is proposed as part of a Precise Plan and if fhe 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 • Efficient 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 replaces 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 15 Density is the number of units divided by land area. Net densitv excludes certain areas such as streets, easements, water areas, etc. For the purpose of MSV, the residential net density does not include the marinas, streets, and commercial/retail sites. The maximum net density of 40 units/net acre is discussed in the text of the Land Use Element of the General Plan (Page 6-5) and is reflected on the actual Land Use Map. 16 In the original staff report dated March 2, staff estimated the projecYs density as 61.3 units per net area. As clarified in a memo to the Planning Commission dated March 2, the net density has now been determined to be 59 units to the acre. The discrepancy was due to a different method of calculation and omission of the linear paric. 13