11-15-1993 Planning PacketC - Laserfiche WebLink

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PLANNING COMMISSION MINUTES CITY OF ORONO NOVEMBER 15, 1993 plan and the site grading and drainage plans He showed graphics illustrating the wetland mitigation proposals. John Uban reviewed the zoning issues and the density they are proposing at one unit per acre. He discussed the site constraints and reviewed the design for the proposed development. He explained how the runoff can be consolidated and retained in one large wetland area by using the natural features of the site. He discussed tree preservation plans and the roadway plan. He stated they believe it is beneficial to put the open space around the perimeter o* the site and cluster the houses together on the interior portion of the site. He discussed the internal roadway systeni and their efforts to preserve the woods. He noted that the site consists of 58 6 acres, and the development occupies 38 acres, which comprises a density of ore unit per acre. In summary, he noted that the proposed development met the PUD ordinance criteria, and they would be creating a quality development. Chairman Schroeder discussed the one unit per acre density and the two acie lot minimum standard. He inquired if it would be possible for the developers to increase the lot size to meet the one unit per two acre density. Mr. Forbord stated that Lundgren Brothers had a specific type of customer in m.;i' * wi tju they designed this development, and projects were designed based on demographics and community profiles. Their customer profile Is significantly different than that of their competitors. He stated they had worked with City staff to design a project that would best suit their potential customers and in this case staff supported a PUD format for develcpment. He noted that the one unit per acre density exceeded the normal density throughout the metropolitan area. Chairman Schroeder commented that the City of Orono has 2-5 acre minimum lot sizes, which exceeds the standards of other communities in the metro area. Discussion ensued regarding the costs involved with extending municipal utilities to the property and the issue of how those costs would be passed on to the buyers of the lots within the proposed development. Commissioner Nolan inquired why septic systems would not be feasible on this site, and Ms. Mabusth responded that a study had been done in the early 1 970's for an earlier subdivision which indicated that no septic systems should be placed on this property. She noted she felt that PUD was the proper zoning designation for this property. The costs involved with extending City sewer to the property were discussed. The issue of the density was discussed, with the Commission concurring tliat the one unit per two acre density was preferable to the one unit per one acre density proposed by the applicant. Mr. Forbord stated that it was not feasible to proceed with the project if that was going to be the requirement of the City. He explained how their costs per lot are always higher than those of other developers. Commissioner Nolan commented he felt there were benefits to clustering the houses within the development, but he was concerned about the density and inquired if the density could be reduced and the project still be viable. Mr. Forbord responded that there was a diversity in what people wanted and he did not believe the