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To:Chair Smith and Orono Planning Commissioners <br />Ron Moorse, City Administrator <br />From: <br />Date: <br />Michael P. Gaf&on, Senior Planning Coordinator*^;^ <br />March 9,1999 <br />Subject: Proposed Zoning Amendment: Eliminate LR-lC-1 50% Density Credit <br />List of Exhibits <br />A - Draft Amendment: Options 1 and 2 <br />B - LR-lC-1 Impacts of Shoreland PRD Standards <br />C - Shoreland PRD Standards, Section 10.56 Subd. 19 <br />D - Letter from Paul Larson, 3790 Shoreline Drive <br />E - Memo & Selected Exhibits of 2-10-99 <br />At the February meeting. Planning Commission members reacted favorably to eliminating the 50% <br />density credit in LR-lC-1 (see 2-10-99 memo). They also indicated that retaining the ability to <br />attach dwelling units in LR-lC-1 may still be appropriate after the 50% density credit is eliminated. <br />This item was tabled so that staff could review whether the revision creates or continues any <br />ordinance conflicts with the Shoreland PRD standards of Section 10.56 Subd. 19, or with the <br />hardcover requirements found elsewhere in the code. <br />Shoreland PRD Standards <br />The existing LR-lC-1 density credit is further limited in the Shoreland Overlay District by the <br />Shoreland PRD standards in Section 10.56. Specifically, a Site "Suitable Area" Calculation must <br />be performed by dividing a shoreland property into 'tiers' of specified depth (200' in sewered zones) <br />and dividing the creditable (non-wetland, non-bluff, non-lake) area of each tier by the minimum lot <br />area requirement of the underlying district. <br />In LR-lC-1, the current minimum lot area requirement would be considered as 1/3 acre rather than <br />1/2 acre for this calculation. The resulting figure after the calculation is the number of dwelling units <br />allowed within each tier. Fractional units can be transferred to a tier further from the lake. As <br />depicted in Exhibit B, the Shoreland standards would in most cases allow a slightly lesser number <br />of total units than the LR-lC-1 density might allow. This is the case whether the density remains <br />at 3 units per acre or is amended to 2 units per acre. <br />Perhaps a greater impact of the Shoreland PRD standards when applied to a relatively small or <br />narrow LR-lC-1 property, is that the attached units will likely end up being located in the second <br />or third tiers, i.e. a greater lakeshore setback is needed in order to have all units attached and still <br />meet the tier unit limits. <br />Staff does not necessarily view the Shoreland PRD standards as conflicting with the LR-lC-1 <br />standards; rather, they are complementary, providing a higher standard for the Shoreland District.