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Memo to Board of Adjustments/V97-21 <br />January 27, 1998 <br />Page 2 <br /> <br />Overview <br /> <br />Guardian Angels is proposing a mixed planned unit development of an 11 <br />acre parcel adjacent to Lake Orono. The planned unit development has been <br />divided into both a residential and commercial planned unit development. <br />The townhomes adjacent to the lake have been considered residential while <br />the assisted living and commercial parcel have been treated as commercial <br />entities. This project is somewhat unique in that it is a mixed planned unit <br />development. Since the project is a hybrid, the DNR and City staff have <br />worked together to use a flexible interpretation of the ordinance. In some <br />cases, the interpretation has helped Guardian Angels, while others are still <br />in conflict with their plans. <br /> <br />Density Variance <br /> <br />The Shoreland Ordinance which applies to the property has specific density <br />criteria for development within each tier adjacent to the lake (see attached <br />map). After going through the lengthy calculations to determine the <br />allowable density within each tier, it was found Guardian Angels would need <br />a variance for 6 assisted living units to accomplish the proposed 80 unit <br />assisted living complex. According to the Shoreland Ordinance, a total of 74 <br />assisted living units could be developed in tier 2 without a variance. <br /> <br />As the Planning Commission discussed at the last Board of Adjustments <br />meeting, the 6 unit variance could be avoided by deleting one townhouse unit <br />along the lake. Eliminating one townhouse unit allows the density from that <br />townhouse unit to be transferred to the second tier which is where the <br />assisted living is proposed to be constructed. Based on the one townhouse <br />and applying the added bonus that may be achieved, 6 units can be <br />transferred to the second tier and included in the assisted living achieving <br />the desired 80 unit complex. Obviously, Guardian Angels is opposed to this <br />as they feel sacrificing additional units at this point will not meet their <br />market projections to serve this area. <br /> <br />Impervious Coverage Variance <br /> <br />The second variance involves exceeding the maximum allowable surface <br />coverage within the second and third tier. The Shoreland Ordinance under <br />commercial planned unit developments specifically reads, <br /> <br />"iii. Erosion control and storm water management for commercial <br />planned unit developments shall (C) be designed and constructed to <br />effectively manage reasonably expected quantities and qualities of <br />storm water runoff. Impervious surface coverage within any tier shall <br /> <br />fi\shrdoc\planning\pc\v97-21x.doc <br /> <br /> <br />