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#04-3016 <br />May 14.2004 <br />Page 4 <br />Proposed setbacks are as follows;Front (Street):35'Side:10' <br />Rear:30'Side Street;35' <br />Back (Lots 1 & 2):50'Wetland:26' <br />Side (Lot 7);35' <br />The proposed 35' front and 10' side setbacks are typical of Orono’s 1-acre zones. <br />4. Site Layout and Lot Standards <br />The individual lots proposed typically contain 3/4 acre to 1 acre of non-wetland, non-conservation <br />easement area. Some lots contain steep slopes which severely limit the flexibility for house <br />locations, and the potential 20' separation between homes requires careful site drainage planning. <br />Note that on Sheet 5 of 8, substancia ’ grading is proposed on steep slopes to create building pads <br />which appear to be 35'-40' apart at the closest. If the 35'-40' sepa-ation is adhered to, drainage <br />between the homes is less of an issue. A few general and some specific comments are offered here <br />regarding the site layout; <br />1. <br />2. <br />3. <br />4. <br />Based on the results of the Sketch Plan Review in March, the plan no longer shows a budding <br />site along the Luce Line Trail, which would have required a creek crossing and would have <br />yielded a very narrow and limited (but perhaps highly attractive) building site very near the <br />Trail. Exhibit H is a letter from the DNR’s Martha Reger, supporting the inclusion of the <br />area south of the creek as conservation area. Reger is strongly suggesting that individual lot <br />private access to the trail not be allc-.vcd, “as they create potential trespass problems, erosion <br />problems and interrupt habitat preservation projects”. She would still oppose, but be less <br />strongly opposed to, a single access path to serve the entire development. <br />Staff finds that the developer’s proposal to preserve the area south of the creek strongly <br />supports the concept of developing this property as a PRD. <br />As noted above, the plan presented has been developed generally using the City's 1-acre <br />zoning standards, in terms of setbacks, lot widths, etc. In the context of a PRD, staff believes <br />this is appropriate for this site, meeting the Cit> s goal of retaining open space areas. <br />All 7 lots have substantial frontage on the proposed private road -ging from 4 J-50' for the <br />cul-de-sac lots (typical of such lots) to more than 300' for L . Each lot has a width of <br />100'+ at the front setback line, to allow for homes that are wid"^ *ian they are deep. No lots <br />are proposed as back lots, which is a plus for this development proposal as compared to many <br />of the sketch plans reviewed in March. <br />The proposed lots are continuous to the boundaries of the property, creating wetland and <br />conservation easement lands within each private ownership. This is how Orono has <br />commonly preserved wetland and steep slope areas in standard plats. However, in PRD’s <br />such as Painter ’s Creek (1984, the old Ski-Tonka property off Bayside Road) and Willow <br />View (2000, west of Willow Drive south of Co. Rd. 6) the areas to be preserved as open <br />space have more typically been established as outlets owned by a homeowners association <br />with easements granted to the City.