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#OS-3131 <br /> July 13,2005 <br /> , Page 3 <br /> would allow an increase in density of 50% under specified conditions and standards. Creation of <br /> such a district would require some effort and time on behalf of the staFf and Planning Coiiunission... <br /> Plt�nning Conznzissio�z shoul�d rleternzine wl�etlier RPUD is tl�e appropriate rezoning optioiz for <br /> tliis�levelopnZent. Plaiznitzg ConZntission nz«y also wisl�to discirss wlietlaer rezoiiing propostl Lot <br /> 3 (llze rem�inir7g cliacrclr.property) to RPUD is appropriate, or �v/zet/r.er it shoultl remairr as r� <br /> coiz�litional use ira t/re RR-1B zo�ae. The RPUD District �loes �aot recogizize chlcrches as a <br /> permitted, accessory or coizclitional use... <br /> B. Relationship to Surrounding Development <br /> This proposed SFR development for 9 new hornes has an average dry buildable lot area of slightly <br /> over 15,000 s.£, with no new building lots less than 14,000 s.f. as recornulended by the Plaiuiing <br /> commission at the sketch plan stage. This fits into the general range of lot sizes in the surrotmding <br /> neighborhood. The Hackberry neighborhood directly to the west in Orono has existing developed <br /> SFR lots generally ranging in size fron117,000 s.f.to 22,000 s.f. The Glendale Drive neighborhood <br /> in Long Lake (southeast of the church) has lots in the range of 14,000 s.f. to 20,000 s.f. The <br /> Harrington Drive neighborhood in Long Lake (behind the fire station) has lots ranging from under <br /> 12,000 s.f. to 25,000 s.f. When Parcel Group 3 was re-guided, a density of 2-3 units per acre SFR <br /> was chosen, which would be an average lot size of 14,000-22,000 s.f., very similar to the <br /> surrounding development. <br /> C. Conservation Design <br /> Parcel Group 3 is one of the areas reviewed as part of the Rt�ral Oasis visioning st�idy. This shidy is <br /> expected to result in establisluneiit of a set of performance standards that would be applicable to any <br /> development within Parcel Group 3,and likely will include a requirement for Conservation Design. <br /> The City's planning consultants DSU �resented an analysis of important visual elements about <br /> Parcel Group 3 that will help defiue how the Group should be developed. While specific ordinances <br /> are not yet in place,this subdivisdion as a RPUD planned development should be required to address <br /> the visual impacts. A key element in this plai should be the retention and enhancement of natural <br /> views looking northeastward towards the site from Willow Drive. Applicant must provide a suitable <br /> plans and elevation views showing how developinent of the site c�ul meet the City's Conservation <br /> Design goals.From staff's perspective,the visual impacts on the view of this site fiom the southwest <br /> as a result of pond and home constniction, will be subst�itial... <br /> D. Wetland Impacts—WCA Considerations, Buffers, etc. <br /> The property contains wetlands at the south end. These would have to be protected by a <br /> Conservation and Flowage Easement. Lot 9 and a small sliver of Lot 10 contain a small wetlaud that <br /> the developer proposes to fill, with initigation to occur on Lots 3, 9, 10, and 11 in order for Lot 9 to <br /> be viable. The City's current wetland moratorium (expiring August 23) and in-process ordinance <br /> changes may have some impact on how tl�is wetland will be treated. The lpplicant is currently <br />