03-14-2016 Council Minutes - Laserfiche WebLink

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MINUTES OF THE ORONO CITY COUNCIL MEETING Monday, March 14, 2016 7:00 o'clock p.m. 12. #f16-3807 ESTATE DEVELOPMENT GROUP ON BEHALF OF SCOTT FREDRIKSEN, 425 AND 595 OLD CRYSTAL BAY ROAD NORTH, AND PID 33-118-23-24-0002, REZONING TO RESIDENTIAL PLANNED UNIT DEVELOPMENT, PRELIMINARY PLAT AND COMPREHENSIVE PLAN AMENDMENT (continued) Gaffron stated the application consists of three parts: Amendment of the Comprehensive Plan to allow development of the property at a density of approximately three units per acre for this property which is guided in the CMP at a density of 7-10 units per acre; 2. Preliminary plat approval for the 39 -lot development; Rezoning from the current RR -1B to a Residential Planned Unit Development. The Planning Commission and Park Commission reviewed the application recently. The Planning Commission recommended approval with a number of conditions that are outlined in Staff's memo. The Park Commission did not feel the need for a park within the property, nor a new trail along the perimeter of the parking, and recommended a park dedication fee, as did the Planning Commission. As it relates to the Comprehensive Plan Amendment, under the current guiding, there would need to be 88 units on this property. Gaffron stated the only way to accomplish that would be with multi -family buildings rather than single-family homes. The applicants have suggested that that does not seem appropriate for the area. The Council should consider the following questions: Should the City be striving for more density or less density at this location? 2. Is the single-family concept right for this area? Does it match the City's goals in terms of housing type and density? 3. Is there a significant difference in visual impact from off-site of a row of minimally -separated single family homes versus groups of attached townhomes versus large condo/apartment buildings? 4. Will the City benefit from this type of development? Should the entire property be developed in this matter or should this site incorporate a multi -family element? Based on Staff discussions with Metropolitan Council representatives, re -guiding of the site for less density will ultimately require that the City find additional lands to re -guide for higher density. Staff believes that based on in-house calculations, this proposed development will place the City near the overall 3.0 units per acre threshold. It is possible that this proposed development will trigger Metropolitan Council to withhold approval of the required Comprehensive Plan amendment pending a companion re -guiding of other properties for higher density. A pending application for lower -than -guided density on the nearby Eisinger property is very likely to trigger that requirement. The City Council should be prepared to consider what other properties in Orono could be re -guided for higher density. Page 20 of 37