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4. Denisty Management - CC Packet1 | P a g e Date of Meeting: August 2, 2023 To: Honorable Mayor and Members of the City Council From: T.J. Hofer, Consultant City Planner Re: Density Management Discussion Staff is requesting that the City Council discuss the possibility of a variance to allow for density flexibility or transfer. OVERVIEW OF ISSUE Staff recently met with a resident that wished to develop their property for a single residence. The property is two parcels zoned Rural Residential General and located within the Shoreland Management Overlay. To be developed, the two parcels will be required to be combined based on the shoreland ordinance. When evaluating the ability to develop the site, staff examined the density that would be allowed within the quarter-quarter section. The property in question occupies two quarter-quarter sections, 33 and 34 of Section 06, Tract 32, Range 20. 2 | P a g e The area of this property is largely within quarter-quarter 34, with a smaller area in 33. Both quarter-quarter sections are guided General Rural by the 2040 Comprehensive Plan and have a density of 4 units per 40 acres. Quarter-quarter 34 is considerably over this level of density with 8 units within the approximate 40 acres of the section. Quarter-quarter 33 has a single dwelling of the four that are allowed. The subject property could be developed so that the house is situated within quarter-quarter 33, however, there are practical difficulties that would prohibit the development including setback from the ordinary high water level, steep slopes and bluffs, and woodland preservation. ANALYSIS Staff Analysis Staff believes that if the landowner was to request a variance that it would largely meet the standards for a practical difficulty. However, staff is unaware if the City has supported a variance like this in the past. The Unified Development Code (UDC) states that variances are not allowed for “for an increase in the residential density in the land use designation as guided in the City’s adopted Comprehensive Plan.” Staff believes that if a variance was requested, it would likely ask for a transfer of density instead of an increase. Staff has had multiple landowners that have expressed interest in subdividing property that cannot be subdivided based on the City’s density standards. Staff requests that the Council discuss amending either the UDC or the 2040 Comprehensive Plan to put language into an adopted document that defines how density is to be managed and creates a way for staff to track 33 34 3 | P a g e and enforce density standards. Alternatively, a definition could be added that states that the 40- acres that is used for density is directly referencing quarter-quarter sections. ww RECOMMENDATION The City Council should discuss the issue and provide guidance to staff to better advise future applicants. The City Council should discuss a potential amendment to an adopted document that will allow staff to enforce and explain density more efficiently. Attachments A. Map of Subject Area 37 6.2 © Bolton & Menk, Inc - Web GIS 0 Legend Map Name This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. Disclaimer: 7/26/2023 1:42 PM 263 Feet City Limits Contours (2ft LiDAR) Index Intermediate QQ Sections Parcels (7/1/2023) Lot Lines Parks Scandia_2022.sid Red: Band_1 Green: Band_2 Blue: Band_3