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� S <br /> 16-3863 <br /> September 15,2016 <br /> Page 2 of 7 <br /> Review Parameters <br /> The proposed residential development is a departure from the CMP guiding of this site for <br /> commercial marina use. For this reason, staff recommends that the Planning Commission's review <br /> should proceed by considering the following two basic questions: <br /> 1. Is this property a location where the City should depart from the current zoning and <br /> Comprehensive Plan guiding, and allow for high density residential development? <br /> 2. If so, what are appropriate standards for such a development? <br /> Planning Commission's primary focus should be on whether the proposed type and density of <br /> development is appropriate for this specific property. <br /> Conformity with the Orono 2008-2030 Community Management Plan <br /> The Comprehensive plan did not contemplate the removal of this marina for residential use. The <br /> determination of appropriate residential density could be influenced by several factors. <br /> Immediately adjacent land uses include: <br /> Zoned Guided Actual lot Sizes <br /> Low-Medium <br /> East LR-1B (1 acre Min) Density Residential 0.22-0.5 acres <br /> (2-3 units per acre) <br /> Low-Medium <br /> West LR 1-C-1 Density Residential 0.26-0.77 acres <br /> (2-3 units per acre) <br /> Low-Medium <br /> South LR-1B (1 acre Min) Density Residential 1.2-1.48 acres <br /> (2-3 units per acre) <br /> The proposed development would yield approximately 7.3 units per gross acre. <br /> Met Council and Densitv. Density above 7 units an acre would satisfy some of the Comprehensive <br /> Plan goals ofhigh density housing,though the project is not likely to satisfy any affordable housing <br /> goals. <br /> Conformity with Applicable Zoning Requirements. <br /> There are generally 3 methods to achieve flexibility from zoning ordinance standards in <br /> subdivision design. The property could be rezoned to Planned Unit Development (PUD), <br /> Residential Planned Unit Development (RPUD), or Planned Residential Development (PRD). <br /> None of these methods are perfectl�pplicable to the subject property; some variance or flexibility <br /> is necessary. <br /> PRD development is based on the underlying zone. Using the adjacent '/z-acre or 1-acre zones, <br /> the nuinber of allowed units would range from 3 to 7 units total. <br /> PUD is only allowed in two areas, the Navarre area and the Highway 12 Corridor. This site would <br /> not qualify for PUD development. <br /> RPUD requires a separation of 250 feet from the lake, to avoid density clustering at the lake shore. <br /> A majority of the site is within 250' of the lake. The site is less than 5 acres in area, not meeting <br />