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dnot <br />1 soil <br />:nsity <br />chool <br />hway <br />zone <br />cause <br />5r the <br />rivate <br />;rand <br />urden <br />6 and <br />of the <br />2. <br />The Orono School district has started construction of the new Middle School on property <br />located directly west of the site proposed for rezoning. Concept plans for future development <br />south of the property include possible townhomes and office uses. It may be appropriate to <br />develop at a higher density to create a transition between the lower density the north and east <br />to the more concentrated land uses of the schools, municipal offices and potential higher <br />density to the south. <br />Is developing as a PRD the best way to create buffer zones to protect property and <br />concentrate development? <br />The proposed site plan shows three outlots that would be established as conservation outlots. <br />Outlots A, B and C provide a buffer between the roads and adjacent property to the proposed <br />buildable sites. There is concern about development close to County Road 6. Outlot A will <br />remain as open space. The nearest lot is 150' from the right-of-way, therefor the closest a <br />house could be constructed to C.R. 6 would be approximately 200'. If the property were to <br />develop with standard lots in the RR-IB district a residence could be located only 50' from <br />the right-of-way. <br />The same is true for Willow Drive. Only five buildable lots are shown adjacent to Willow <br />Drive. Under a typical development, not a PRD, the property could result in many additional <br />lots being located directly on Willow. The conservation outlots would provide natural open <br />spaces benveen future housing and existing lots. <br />Wetlands <br />igthe <br />is the <br />North <br />ed and <br />The site does cortain several City protected wetlands. Any proposed alteration of a wetland will <br />require a variancf. from the City. Wetland alteration will also require outside agency review by the <br />Minnehaha Creex Watershed District, DNR and the Corps of Engineers. All wetlands designated <br />by the City of Orcno are not included as lot area for the purposes of zoning. Wetland Delineation <br />report, completed by Kjolhaug Environmental Services Company (August 25, 1999) has determined <br />the total acreage dedicated to wetlands within the 58 acre site is 6.54 acres. <br />Acres Dry 51.89 <br />Acres Wet 6.54 <br />Total Acres 58.43 <br />Any filling of wetlands will be mitigated on site. The previous proposal mitigated within the open <br />space outlot to the north. <br />IH505 The Bancor Croup <br />2445 Ccmnry Road 6 (County Road 6 and Willoyr Drive \orth) <br />Subdi\ision/Rezoning <br />9/20/99 <br />pagt-4