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Date Application Received: 12/12/17 Date Application Considered as Complete: 12/12/17 120 -Day Review Period Expires: 04/11/18 To: Chair Thiesse and Planning Commission Members Dustin Rief, City Administrator From: Melanie Curtis, Planner h'1GG Date: 16 January 2018 Subject: #18-3994, David Knaeble, 3635 Togo Rd, Subdivision/Preliminary Plat/PRD-CUP Application Summary: The applicant is requesting preliminary plat approval for a residential subdivision of the 2.44 acre property to create a total of 3 lots for single family homes where one lot currently exists with PRD flexibility. Staff Recommendation: Staff recommends approval contingent upon meeting the MCWD and City Engineer's recommendations and permitting requirements of the MCWD. Background This subdivision was introduced as a sketch plan application in 2017 Case # 17-3964. PRELIMINARY PLAT/PRD CONDITIONAL USE PERMIT REVIEW Conformity with 2010 - 2030 Orono Community Management Plan The proposal involves creation of three lots with approximately 0.5 acre in dry buildable area each within the area guided for Low -Medium Density (2-3 units per acre). The project has a prescribed density of 1.22 units per acre based on the gross area; 1.73 units per acre upon removal of the wetland acreage. The proposal is less dense than the prescribed maximum density contemplated within the comprehensive plan. Conformity with LR -1C Zoning District Standards The property is currently zoned LR -1C One Family Lakeshore Residential (1/2 acre). A delineated wetland near the center of property impacts buildable areas of the southern two lots. The lots will be served by City sewer and water. City Code requires that each sewered lot provide 0.5 acres minimum of contiguous dry buildable area. The lots, as proposed, meet the acreage requirement, however the acreage is not contiguous as required. The developer is requesting the flexibility that a Planned Residential District (PRD) would facilitate. The mechanism for establishing a PRD is the conditional use permit process which establishes an overlay district accommodating the desired flexibility. The proposal includes the subdivision of the single lot into three lots. One property would be accessed off of Togo Road where the current home exists; two additional lots are proposed to access off of Northern Avenue on the south. It is not known if the existing house will be retained or replaced. The proposed lots range in size between 0.51 and 0.94 total acres. The preliminary plat also