02-18-2025 Planning Commission Packet (2)

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FILE #LA25-000001 18 February 2025 Page 2 of 4 Conformity with 2020 – 2040 Orono Community Management Plan The 2020 - 2040 Comprehensive Plan (CMP) guides the properties within the area for “Urban Estate Density Residential” at a range of 0.5 to 2.0 units per acre. The site is 23.18 acres in total area, 17.9 acres is dry, buildable, and divided by Fox Street. The plat proposes the creation of one new buildable lot. According to the policies in the CMP, this rural area is limited by the natural conditions. The property is served by City sewer and remains to be low-density. The proposed density of this 2-lot development is calculated at 0.11 units per acre for the overall, falling short of the CMP density guidance of 0.5 – 2.0 units per acre. Although the newly created lot to the south (L1B2) at 2.8 acres results in a proposed density of 0.36, under the density guidance, it cannot be subdivided further and conform to the RR-1B district standards. The northern 15.1-acre lot (L1B1) is large enough to be subdivided further in the future. The proposed development provides the opportunity to meet the CMP goals with a future subdivision. Staff finds the proposed plan brings the site closer to conformance of the CMP and meets the intent of the density goals at this time. Relationship to Surrounding Development The proposed 2-lot single-family development is situated on the southern section of Orono Orchard Road and its intersection with Fox Street. The Minnetonka Bluffs neighborhood, with lots ranging in size from 0.11 to one acre, is located on the east side of Orono Orchard Road across from the subject property. The property is also surrounded by larger, wooded residential properties sized from 2 acres up to 14 acres. The development will be consistent with its residential neighbors. Rural Oasis + Conservation Design + Wetlands The applicant provided a Conservation Design Plan by Pinnacle Engineering (“CDP”) for the development following the Conservation Design requirements outlined within Chapter 78, Article XII (beginning with Section. 78-1631). The Sky Blue Waters CDP is attached as Exhibit E and the development has been reviewed against the City’s Rural Oasis Study. CDP provides an overview of the property’s natural features, existing land uses, and wetland delineation. This portion of Fox Street was identified in the 2005 Rural Oasis Study as an edged corridor with a generally solid wall of vegetation on the roadsides with views focused down the roadway (Exhibit I). According to the Rural Oasis study, “promoting preservation and enhancement of roadside vegetative buffers will help maintain the rural character contributed by edged enclosure. Corridor guidelines could be implemented to ensure that development adjacent to roadsides will maintain and preserve these buffers”. The property consists of approximately 13 acres of planted or cultivated areas, 5.2 acres of the property is developed with impervious surfaces and mowed turf grasses; and maple basswood forests cover approximately 2 acres of the site on mostly slopes between the maintained lawns and wetland areas. No rare plant communities were observed or identified on site. According to the CDP report, the property owner does not plan to develop either of the properties at this time. City Code 82-225(b) outlines requirements for planting boulevard trees at a ratio of one deciduous tree for every 40 feet of frontage along each road. The project does not contemplate the creation of a new roadway and the existing road frontages consist of well-established tree coverage; therefore, no boulevard trees are proposed. Lot Layout + Lot Standards – RR-1B, Rural Residential The developer is proposing to split the land located south of Fox Street from the larger, northern parcel. L1B1, north of Fox Street is 18.4 acres in gross area. Subtracting the 2.2 acres of wetlands, 0.8 acres of steep slopes, and a ¼ acre of area encumbered by private driveway easements, the net area is proposed to be 15.13 acres. This lot contains the existing home, guest house, and outbuildings to remain. The frontage along Orono Orchard Road is approximately 1,300 feet; with approximately 300 feet of frontage, Fox Street is considered to be the “front” and a sufficient building envelope exists. 284