11-16-2009 Planning Commission Packet

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Conservation Design Ordinance August 13,2009 Page 4 The proposed Evaluation Criteria have been added directly after the "topics to be addressed by the developer" in Section 78-1635. These criteria closely follow the preceding topics and are adapted from the "Guiding Principles" established in the Rural Oasis Study and appearing in the Comprehensive Plan. Each criterion is worded so that it can be answered as simply as "yes/no" while functionally providing a `punch list' to guide review of the Conservation Design Master Plan. Amends both Zoning Code and Subdivision Code Why is the Conservation Design Ordinance proposed to be located in the Zoning Code, rather than in the Subdivision Code like in most other cities? Because it is applicable not only to residential subdivisions but also to "multi-unit residential developments" which could be in the form of an apartment building on a single paxcel that doesn't require a subdivision. However, the Ordinance does revise the Subdivision Code slightly by re- stating the `applicability' provisions, and references the Conservation Design requirements of the Zoning Code. Development Cost Impacts Planning Commission has requested an analysis of the added costs to the developer or property owner as a result of this ordinance. These costs are potentially quite variable, increasing with the size and complexity of the parcel(s) being developed. For properties adjacent to one of the corridors documented in the Rural Oasis Study, the initial `aesthetic and ecological analysis' work has been substantially completed; the developer will still incur consultant costs of providing the detailed natural resources inventory (wetland delineation, topography and tree surveys, and review of the MLCCS data and the Orono Natural Resources Inventory findings & recommendations) as well as the costs of developing the Conservation Design Master Plan. For sites not covered by the Study, additional consulting costs will be incurred by the developer for completing the initial aesthetic and ecological analysis. Additionally, the costs of City consultant review of the submitted Inventory, Analysis and Master Plan will be charged back to the developer. While some of the required background information (wetland delineation, topography, stormwater management plan) would be required absent the Conservation Design ordinance requirements, it is anticipated that the new requirements would add at least . $2,500 to the cost of development for a minimally complex site, to as much as $5,000- $10,000 for a larger or highly complex and sensitive site; plus $500-2,000 in City review expenses to be charged to the developer. VJhere implementation of the Master Plan results in the need for unusual physical changes or improvements to the property, additional development costs would be incurred commensurate with those improvements. It should be noted that Conservation Design also has the potential to reduce development costs in a number of ways, such as allowing clustering with the accompanying reduction in infrastructure costs; and via the potential increases in density that may be allowed, reducing the development cost per unit.