12-12-2005 Council Packet - Laserfiche WebLink

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#05-3131 July 13,2005 Page 3 would allow an increase in density of 50% under specified conditions and standards. Creation of such a district would require some effort and time on behalf of the staff and Planning Commission... Planning Commission should determine whether RPUD is the appropriate rezoning option for this development /banning Commission may also wish to discuss whether rezoningproposdLot 3 (the remaining church property) to RPUD is appropriate, or whether it should remain as a conditional use in the RR-IB zone. The RPUD District does not recognize churches as a permitted, accessory or conditional use... B. Relationship to Surrounding Development This proposed SFR development for 9 new homes has an average dry buildable lot area of slightly over 15,000 s.f., with no new building lots less than 14,000 s.f. as recommended by the Planning commission at the sketch plan stage. This fits into the general range of lot sizes in the surrounding neighborhood. The Hackterry neighboihood directly to the west in Orono has existing developed SFR lots generally ranging in size from 17,000 s.f. to 22,000 s.f. The Glendale Drive neighboihood in Long Lake (southeast of the church) has lots in the range of 14,000 s.f. to 20,000 s.f. The Harrington Drive neighborhood in Long Lake (behind the fire station) has lots ranging from under 12,000 s.f. to 25,000 s.f. When Parcel Group 3 was re-guided, a density of 2-3 units per acre SFR vns chosen, which would be an average lot size of 14,000-22,000 s.f., very similar to the surrounding development. C. Conservation Design Parcel Group 3 is one of the areas reviewed as part of the Rural Oasis visioning study. This study is expected to result in establishment of a set of performance standards that would be applicable to ?ny development within Parcel Group 3, and likely will include a requirement for Conservation Design. The City’s plannmg consultants DSU presented an analysis of important visual elements about Parcel Group 3 that will help define how the Group should be developed. While specific ordinances are not )fet in place, this subdivisdion as a RPUD planned development should be required to address the visual impacts. A key element in this plat should be the retention and enhancement of natural views looking northeastward towards the site from Willow Drive. Applicant must provide a suitable plaiB and elevation views showing how development of the site can meet the City’s Conservation Design goals. From staff s perspective, the visual impacts on the view of this site from the southwest as a result of pond and home construction, vrill be substantial... D.. Wetland Impacts - WCA Considenitions, Buffers, etc. The property contains wetlands at the south end. These would have to be protected by a Conservation and Flowage Easement. Lot 9 and a small sliver of Lot 10 contain a nnall wetland that the developer proposes to fill, with mitigation to occur on Lots 3,9,10, and 11 in order for Lot 9 to be viable. The Cit)r’s current wetland moratorium (expiring August 23) and in-process ordinance changes nuiy have some impact on how this wetland will be treated. The applicant is currently iA ______Ilf 11