04-27-2015 Council Packet - Laserfiche WebLink

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MINUTES OF THE ORONO CITY COUNCIL MEETING Monday, April 13, 2015 7:00 o’clock p.m. __________________________________________________________________________________ Page 12 of 40 (7. #14-3686 JOHN BESSESEN AND TOM WASMOEN ON BEHALF OF DAVID DELANEY, 2500 KELLEY AVENUE continued) The applicants have also provided additional information regarding the layout, the style, and the amenities of the proposed twinhome project. Development of the site as an RPUD allows a level of restrictions on the site development that would not be possible under a standard zoning scenario, which is one of the reasons Staff feels this may be an appropriate use for this site. The Public Works Department is proceeding toward eliminating constrictions in the neighborhood drainage system to minimize or eliminate flooding along Kelly Avenue. Any development of this site will have to meet the provisions of the Surface Water Management Plan with regards to flood prevention, including but not limited to allowing no increase from pre-development peak rates of discharge. The City Engineer has submitted standard trip generation data which indicated an estimated total of 72 trips per weekday for this eight unit development. This translates to nine trips per day per dwelling unit. Staff would expect that this is similar to the traffic generation for single-family dwellings. The number of existing residences served by Kelly Avenue likely includes homes on Carman Road, Lydiard Avenue and Circle, Pence Lane and Walters Port Lane, totaling 66 dwellings. The addition of eight dwelling units is not expected by Staff to have an appreciable effect on traffic in the neighborhood. The proposed twinhomes, according to the developer, will have an average valuation of approximately $500,000. A review of taxable market values in the neighborhood per Hennepin County valuations indicates that the four existing twinhomes at the north end of Kelly have an average value of $335,000, the 12 lakeshore homes on Kelly Avenue have an average value of $1,500,000, the 15 non-lakeshore homes on Kelly/Lydiard. The City Assessor has indicated that in his opinion the addition on twinhomes in the $500,000 range will likely increase the value of this neighborhood and will not negatively impact the value of the lakeshore properties. If three or four single-family homes are developed via a standard plat at this site, they likely will require two driveway entrances off Kelly. This would also reduce the likelihood of future access to Shadywood Road, which would allow the Kelly access to be eliminated. In order to gain enough acreage for a four lot single-family standard plat, the applicants would have to either acquire acreage from the adjacent parcel abutting Shadywood or be successful in having the Flowage and Conservation Easement revised to include just the delineated wetland. The ability to direct and control site grading and tree removals with a RPUD development is much greater when working with a single developer as compared to the scenario of four single-family homes being built by potentially four different builders at four different times. RPUD development that creates individual building pads and open space outlots can provide better control of common spaces via homeowners association oversight as well as limitations on accessory structures that would not be possible under a standard single-family plat. Staff recommends the Council grant conceptual approval so the developer can go ahead with a proposal and make application for a rezoning to RPUD to allow the proposed twinhome development, with such rezoning to occur in conjunction with completion of a formal RPUD development review process. City Council Meeting April 27, 2015 Page 14 of 257