Lincoln County staff backs senior‑housing PDR concept but asks for density cap in proposed UDO amendment

Lincoln County planning staff and applicants discussed a proposed amendment to the county Unified Development Ordinance (UDO) at a November 2025 joint meeting to create a new Plan Development Residential (PDR) category for senior housing. The proposal, submitted by WH Consulting (applicant Whitney Hodges), would add intent language, dimensional standards and a table of site design criteria intended for age‑restricted communities.

Jeremiah, county planning staff, told the boards the amendment proposes reduced minimum lot sizes (for example, 6,600 square feet for single‑family detached in the applicant’s chart) and other site standards intended to tailor plan development rules for older‑adult housing. Staff supports the concept of allowing design flexibility that addresses the needs of older residents but identified a key drafting omission: the applicant’s chart left the “density” cell blank for single‑family detached. Because county practice for prior PDR charts relied on minimum lot sizes rather than an explicit gross density limit, staff said the reduced minimum lot size without a defined maximum units‑per‑acre could effectively increase allowed density unless a cap is added.

Jeremiah said the UDO change should be tightened so the text’s stated intent to maintain established densities is enforceable; staff recommended approval in concept but requested that the planning board and applicant add an explicit maximum density value if the county wants to avoid higher densities.

Whitney Hodges (WH Consulting) addressed the boards and acknowledged the omission as an oversight. Hodges said the applicant is willing to incorporate a density maximum into a final chart and summarized reasons communities pursue 55+ developments (fewer daily vehicle trips, potentially lower school impacts, and design efficiencies such as HOA‑maintained common spaces). She said the applicant would work with staff to refine language and that site‑level proposals would still be reviewed in detail when they come forward.

Board members debated whether to table the amendment until staff completed final language or allow the planning board to deliberate and return a recommended final draft. The practical outcome at the meeting was to allow the planning board to deliberate the item and return a refined recommendation to the Board of Commissioners; no final ordinance action was taken.

Why it matters: the amendment would create a tailored PDR option for age‑restricted housing across Lincoln County, changing permissible lot sizes and site design standards for future senior housing projects. The absence of a maximum density number in the applicant’s draft could unintentionally increase allowable intensity for single‑family detached PDRs, a change staff wants to avoid without explicit language.

What’s next: staff and the applicant will work through the density and formatting issues during planning board deliberations; the planning board will bring a recommended final draft back to the Board of Commissioners for action.