09-19-2005 Planning Commission Packet

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MINUTES OF T�IE • ORONO PLANNING COMMISSION MEETING Monda,y,Jaly 18,2005 6:00 o'clock p.m. (#OS-3131 Steve Bohl, Continued) wetlands have ever been used as passive or active recreational use in order to qualify for the 10 percent clause. Gaffron stated the City has only one other RPUD, t�vhich is Stone Bay, and that the wetlands on that site were not used as passive recreation in that situation. Gaffron noted ihere is a city park located across the street from this proposed development. Jurgens inquired whether some type of fee could be imposed to help improve the park located across the street in lieu of the 10 percent of land dedication. Gaffron stated the R.PUD standards do not contemplate a fee. Jurgens stated he rvould lil:e conshuction liinits demonstrated on the plans,noting that in his view this site is going to be completely cleared to allow for construction. Jurgens stated he would like to see what is being proposed for the land to the south and the irnpact it would have on the roads in this area, Rahn inquired whethe_r there are any lots that are less than 14,000 square feet. Rahn stated it is his understanding that the 14,000 square feet was agreed to in order to allow more affordable housing in this area. Gaffron stated one of the goals in the changes in the Comprehensive Plan was to allow for densities greater than two units per acre, which is a huge change from what it is currently zoned for. Gaffron stated the lower square footage allows for higher density in this area but does not guarantee that the housing being proposed for this area would be affordable, Rahn inquired whether the 15 percent would be more restrictive than the floor area ratio. Gaffron stated it would be difficult for the developer to adhere to the 15 percent limit given the type of housing being proposed for this area. Gaffron stated the City's code does not say that an RPUD is subject to the 1 S percent. Jurgens stated in his view this develo�ment will end up being a number of large houses on small lots and gives the appearance of a large amount of massing. Winlcey stated in his view the 15 percent is too restrictive. Gaffi-on stated if the developer is required to adhere to the 15 percent, it is likely that tuck-uizder garages would be constructed, which would have a negative impact on the marketability of the project. Gaffron stated the question is whether this development would be viable if held to the 15 percent. � Rahn questioned�vhether rezoning of Lot 3 is necessary at this point, �'�G� B2