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LP-lC-1 Density Credit <br />January 13,1999 <br />Page 4 <br />The City has acknowledged, and developers have confmned, that development of affordable housing <br />in Orono is extremely difficult due to the high cost of land. Existing affordable housing options in <br />Orono are limited to single family dwellings and a small number of duplexes and twinhomes. There <br />are no apartment buildings or multi-unit townhomes in Orono. The City has established that <br />multiple family dwellings will be suitable at certain locations within the Highway 12 corridor as <br />defined in Orono Comprehensive Plan Amendment No. 2 in 1987-88. Such housing, even under <br />M-6 zoning standards, will likely have a difficult time meeting affordability standards due to land <br />and infrastructure costs. <br />The properties currently within the LR-lC-1 zones have relatively high values due in part to their <br />proximity to Lake Miimetonka. It is unlikely that these properties could be developed to create <br />affordable housing even with the 50% density credit. <br />IJfe-cvcle housiny is certainly a viable use of the LR-1C-1 district, and its viability may be enhanced <br />by use of the 50% density credit. Young families typically require apartments or low-cost single­ <br />family homes or townhomes. Maturing families typically aspire to quality single family housing. <br />Empty-nesters often look for low-maintenance housmg such as townhomes. Seniors may ultimately <br />require community-type housing where a wide range of care services can be efficiently provided. <br />Orono does not currently provide such an all-encompassing range of housing. The ability to use the <br />LR-1 C-1 50% density credit may provide a developer the necessary financial incentive to create <br />some type of life-cycle housing that the City would welcome. <br />Staff Recommendation <br />Affordable housing opportunities are not likely in the existing LR-1 C-1 zones even with the 50% <br />density credit. However, total elimination of the 50% density credit would seem to be a step <br />backward in terms of providing for future life-cycle housing options. Rather than eliminating the <br />credit, staff would recommend that the City revise its LR-1 C-1 zoning language to give Council <br />complete discretion as to whether the credit will be granted. <br />c <br />J