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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,November 18,2013 <br /> 6:30 o'clock p.m. <br /> The applicant has platted,at the City's request, a road connection to the property to the immediate <br /> southeast for potential future road connection to serve that property. This would allow for a future <br /> through road from Willow to Watertown and would provide more options for future development of the <br /> property to the southeast and ultimately make for more efficient road maintenance. <br /> The 2008-2030 Comprehensive Trail System map indicates that a future trail is planned to extend down <br /> Willow Drive from Highway 12 to Hackberry Park.The plan terminates this trail at Hackberry Park and <br /> ends just short of the subject property. The trail picks up again further south at the Luce Line with a <br /> future connecting segment to Brown road and the Dakota trail. A 10-foot trail easement was dedicated <br /> along the west boundary of Glendale Cover to allow for future extension of the City's public trail system <br /> along Willow Drive. While the developer is not required to construct this trail extension, Staff <br /> recommends that a 10-foot trail easement be required along the west side of Oliver Hill for a possible <br /> future trail. <br /> The Park Fee is determined as 8 percent of the fair market value of the land being subdivided, with a <br /> minimum of$3,250 per welling unit or a maximum of$5,550 per residential dwelling unit. <br /> Gaffron noted the property is located with the MUSA and sewer service is available to these properties <br /> via the Hackberry system which discharges to the Long Lake system. At this time the applicant is <br /> proposing the use of private wells to serve each home. The developer will be responsible for installation <br /> of sewer and possibly water laterals to serve the development. <br /> The Planning Commission should consider the following issues: <br /> 1. The Planning Commission should consider whether RPUD is the appropriate rezoning option for <br /> this development. Staff believes RPUD is the only viable available option for development of <br /> this parcel in the manner for which it is guided in the CMP. <br /> 2. Based on the overall grading plan, development of this site will result in removal of a majority <br /> of the existing tree backdrop that separates the easterly and westerly portions of the property. <br /> The areas remaining undisturbed will mostly be limited to wetlands and the treed areas along and <br /> past the creek on Lots 3, 4, and 5. A beefed-up landscaping plan may help to soften the visual <br /> impacts that will be created. <br /> 3. The proposed road corridor is directly across from existing homes which front on Willow and the <br /> headlights from cars leaving the subdivision could become an annoyance. There may not be a <br /> solution to this potential problem. <br /> 4. The applicants should identify their intent for the remnant corridor extending to Watertown Road <br /> from the easterly parcel. <br /> 5. Via the RPUD process, certain defined development standards that are not strictly met can be <br /> allowable through granting flexibility rather than via a strict variance proceeding. This Staff <br /> report identifies a number of areas where the RPUD requirements are not being adhered to. The <br /> Planning Commission should discuss each of those items and determine whether they should be <br /> allowed. <br /> 6. Since the developer is planning to build modestly priced and sized homes, the Planning <br /> Page 8 of 35 <br />