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MINUTES OF THE <br />ORONO CITY COUNCIL MEETING <br />Monday, April 13, 2015 <br />7:00 o’clock p.m. <br />__________________________________________________________________________________ <br /> <br />Page 22 of 40 <br /> <br />(7. #14-3686 JOHN BESSESEN AND TOM WASMOEN ON BEHALF OF DAVID <br />DELANEY, 2500 KELLEY AVENUE continued) <br /> <br />Fredrickson stated the City Council needs to understand that this twinhome development is but a small <br />first step to a much larger development that Mr. Delaney would like to move forward on. Fredrickson <br />stated Mr. Delaney would like to construct a commercial area as well as a 60-unit condominium project <br />along Shadywood Road just behind this lot. Due to the poor traffic conditions that already exist as well <br />as the lack of success that commercial/retail stores have experienced in this location, the neighbors are <br />opposed to this development. <br /> <br />Further, the Comprehensive Management Plan states that within the RPUD district all development shall <br />be in compliance with the following: <br /> <br />1. A minimum of five acres, excluding areas within designated wetland. Fredrickson noted this <br /> property consists of 4.02 acres and therefore does not qualify under the guideline unless the <br /> Council finds the existence of one of the following: <br /> <br /> a. Unusual physical features of property or surrounding neighborhood as a RPUD will <br /> conserve a physical or topographic feature of importance to neighborhood or <br /> community. Fredrickson stated this project would do the opposite of that. <br /> <br /> b. The property is directly adjacent to or across a public street from property which has been <br /> developed as a RPUD or planned residential development and will be perceived as and <br /> will function as an extension of the previously planned development. Fredrickson stated <br /> the answer to that is also no. <br /> <br /> c. The property is located in an area where the proposed development provides a transition <br /> between a commercial or industrial area and an existing resident area or on an <br /> intermediate or principal arterial as defined in the Comprehensive Plan. The Community <br /> Management Plan specifically defines Highway 12 as the main artery appropriate for <br /> multi-family housing due to traffic congestion and overcapacity on County Road 15. In <br /> addition, single-family homes already exist on the hill adjacent to this property as a <br /> transition to commercial. <br /> <br /> d. The property contains steep slopes or a substantial number of significant trees that could <br /> be preserved through the clustering of buildings or other design techniques not generally <br /> allowed by the existing zoning district. <br /> <br />Fredrickson stated by showing the appropriate size homes that would be marketable on a property at this <br />location of 4,000 to 4,500 square feet and limiting them to three homes on the property as currently <br />zoned, the single-family homes would preserve trees and natural terrain. <br /> <br />Fredrickson indicated they have also done a lot of research into property valuations and that they have <br />spoken with three real estate agents and it is their opinion the proposal would devalue property values for <br />homes on Kelley and Carmen. Fredrickson noted the developer is suggesting twinhomes with an average <br />price of $500,000. These lots will have no lake views and will experience extensive traffic noise from the <br />intersection of Highways 19 and 15 from early in the morning until late evening. <br />City Council Meeting April 27, 2015 Page 24 of 257