02-16-1999 Planning Commission Minutes

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ORONO PLANNING COMMISSION MEETING MINUTES FOR FEBRUARY 16, 1999 ROLL: The Orono Planning Commission met on the above date with the following members present: Acting Chair Elizabeth T. Hawn, Lili McMillan, Alternate Jeanne Mabusth and Alternate James White. The following represented the City Staff: Senior Planning Coordinator Michael Gaffron, City Planner/Zoning Administrator Elizabeth Van Zomeren, Assistant Zoning Administrator Paul Weinberger, and Recorder Lanette Wolf. Acting Chair Hawn called the meeting to order at 6:30 p.m. (#1)#2458 CITY OF ORONO,ZONING CODE AMENDMENT, LR-1C-1, ONE FAMILY LAKESHORE RESIDENTIAL SUBDISTRICT, SECTION 10.26, SUBD. 3. TO ELIMINATE THE ALLOWANCE OF A 50% INCREASE IN DWELLING UNIT DENSITY, FROM 2 TO 3 UNITS PER ACRE, 6:30 p.m. -6:55 p.m. Gaffron presented the staff report. He stated that the City Council adopted an interim moratorium in May 1998 temporarily suspending use of the 50% density credit in the LR-1 C-1 zoning subdistrict. This moratorium was established due to a development proposal that Council believed would add too much traffic to the local streets, and would add to the high volume of traffic that is already overburdening County Road 15. The properties zoned LR-1C-1 are located along County Road 15 in Navarre and adjacent to marinas on County Road 51 on Maxwell Bay. He said the existing neighborhoods surrounding these areas were developed prior to the City's adoption of the zoning regulations, and are generally developed much more intensely than would be allowed under the current zoning regulations. He said the Council is concerned that the current density credit language • does not provide sufficient discretion to the City to ensure a development is planned in such a way that it provides sufficient open space, landscaping and access options to somewhat balance the intensity of the surrounding development and minimize the traffic impacts. Gaffron displayed a map showing the location of properties that are zoned LR-1 C-1. Gaffron stated that the LR-1 C-1 density credit allows a 50% increase in dwelling unit density over the LR-1C District. The LR-1C District requires a minimum lot size of 1/2 acre, which translates to a maximum dwelling unit density of 2 units per acre. A 50% increase in density yields 3 units per acre. Gaffron said the number of multi-family dwelling units that might be developed or redeveloped in the existing LR-1 C-1 zones under the current code is less than 20. He said the City has provided for significant numbers of multi-family dwelling units in its Highway 12 Corridor. Gaffron said an alternative to total elimination of the LR-1 C-1 district is to retain the ability to use a PRD (Planned Residential Development)to enable clustering and attached units. This would allow up to 4 attached units and would retain the ability to have a variety of housing types, but at a lower overall density than the current code allows. Gaffron stated that staff has drafted two options. Option 1 would delete language allowing 50% density credit, add language specifically allowing attached dwelling units as a Conditional Use, but only if Council determines the PRD provisions are met, and add a provision to limit density to two dwelling units per acre. Option 2 would delete Section 10.26 in its entirety and rezone all properties in LR-1 C-1 to LR-1C. Gaffron stated that the property owners within the LR-1 C-1 districts as well as property owners within 350 feet of those districts have been notified by mail of this public hearing. There were no public comments • Page 1