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TABLE 3 <br />GLEASON LAKE SHOREIAND AREA <br />EXISTING AND ALLOWABLE UNITS <br />Section Net Area <br />Existing <br />Units <br />Allowed <br />Units <br />Surplus/ <br />Deficit <br />Section 5 <br />Tier I <br />Tier II-V <br />1,029,332 <br />3,135,999 <br />96 (86) <br />116 (95) <br />51 <br />209 <br />- 45 <br />+ 93 <br />4,165,331 212 (181)260 -t- 48 <br />(00) Represents number of multiple family units of the total units <br />indicated. <br />As can be seen from Tables 2 and 3, a significant surplus exists <br />(792) in the number of residential units allowed in the Shoreland <br />District, based upon the DNR density standards. LaJce Minneton)ca <br />has a surplus of 774 units and Gleason Lake 48 units. This surplus <br />exists due to the majority of the residential Shoreland District <br />being designated as very low density residential in the <br />Comprehensive Plan and as R-IA on the zoning map, which requires a <br />minimum 80,000 square foot lot size. The surplus would thus <br />supposedly accommodate numerous and significant future residential <br />development within the City's Shoreland District. It is very <br />doubtful, however, whether the City would desire, or could even <br />facilitate, 792 additional residential units, given the limited <br />lands available for development/redevelopment. <br />A process to allow for the transfer of surplus development capacity <br />and to provide for the flexibility has been developed utilizing a <br />shoreland impact plan/conditional use permit (CUP) process. A <br />shoreland impact plan requires a CUP, as regulated by the Zoning <br />Ordinance and a submittal of a plan that provides a detailed <br />summary of the changes to be made and how the efforts of the <br />development are to be minimized. The process is outlined in <br />Section 801.91.19 of the Shoreland District, as attached <br />separately. <br />Transfer of the development capacity from one area to another may <br />allow for development and redevelopment in areas indicated in the <br />City's Comprehensive Plan and West Lake Street Plan for residential <br />developments. In addition, mid to high density residential <br />developments approved through the PUD process may require <br />flexibility to allow for transfer of surplus units to these areas <br />as is necessary. Mid to high density projects that exceed <br />Shoreland Ordinance requirements are proposed to he allowed with a <br />Shoreland Impact Plan but would not exceed the maximum allowed <br />density of the base zoning distrit of the subject property. <br />Approval of flexibility would reflect the intent cf the <br />Comprehensive Plan to provide for very low density development in