07-15-2002 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,July 15,2002 6:30 o'clock p.m. (#02-2789 DAHLSTROM DEVELOPMENT, Continued) issues. Such direction could result in one of two actions;revision and submittal of the concept plan to reflect all required changes or insertion of the direction into the concept plan approval resolution as a condition to be met before the City will grant final development plan approval. Gaffron pointed out that some difference of opinion has occurred between staff and the applicant's consultants regarding at what level of the review process concept plan approval should be granted. This is in part due to conflicting wording and intent between the PUD and RPUD ordinances. The applicant's consultants have to some extent treated the concept plan approval as equivalent to the sketch plan stage,whereby the City has merely been providing direction thus far. The City,in fact, is reluctant to grant concept plan approval without having all the details worked out, in turn the developer is hesitant to commit his resources to providing great detail without some expectation that the project will be approved. Gaffron encouraged the Commission to include discussion with regard to the proposed land use and density. The density guidelines for the area north of Kelley Parkway were refined as part of the 2000-2020 CMP update,resulting in a density standard of 3-6 units per dry buildable acre,without limitation on the number of units per building allowed in this area. Therefore, Gaffron noted that the developer has a reasonable expectation based on the comp plan, that a proposed development with a density of 3-6 units per acre will be approved. Because this is PUD and rezoning request,the Commission has the ability to determine whether the density is appropriate in the context of the type of the mix of the various dwelling units, as well as, their mass and layout and site circulation etc. Due to the RPUD standards, Gaffron pointed out that the district allows higher densities than contemplated in the CMP, only in areas "currently zoned and guided for commercial use". With regard to the use of Kelley Parkway for Density credit, Gaffron noted that the applicant's proposal is at a density of 6.0 units per dry buildable acre if the northerly half of Kelley Parkway right-of-way (not including the portion within the MnDOT pond) is allowed for density credit. Gaffron stated that he had no problem with offering the credit. He added that the current proposal for 168 residential units, plus the two commercial outlots, will fall within the density range anticipated by the 2000-2020 CMP. In terms of location for Kelley Parkway, which is the other significant initial starting point for discussion,Gaffron referred to two concept plans for the areas north and south,between Willow and Old Crystal Bay Road, set up as a guidelines for discussion. Studies A and D became the City's standard discussion guide for developers inquiring about the property, but did not become part of the CMP. Gaffron pointed out that the applicants have suggested that the routing of Kelley Parkway in their revised Concept Plan"follows your comprehensive plan". Gaffron noted PAGE 19 of 36