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Memo to Board of Adjustments/V97-21 <br /> January 27, 1998 <br /> Page 2 <br /> Overview <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 /> Density Variance <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 /> IPAs 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 /> Impervious Coverage Variance <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 /> "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 /> f:\shrdoc\planning\pc\v97-21x.doc <br />