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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 /> stich a district would require some effort and time on behalf of the staff and Planning Coinmission... <br /> Pl�nning Comnzission should determine wlaetl:er RPUD is t/ie appropriate rezoning option for <br /> tlais�leveloprrcent. Pl�nning Commissioiz may also wish to discuss wlaetlier rezoning proposd Lot <br /> 3 (t/ze remaining claurch property) to RPUD is appropriate, or iv{tet/zer il s/iould rem�cin as � <br /> con�litiona/ use i�: tl�e RR-IB zone. T/ae RPUD District does not recog�zize churches as a <br /> permitte�l, accessory or con�litional use... <br /> B. Relationship to Surrounding Development <br /> This proposed SFR developinent for 9 new homes has an average dry buildable lot area of slightly <br /> over 15,000 s.f., with no new building lots less than 14,000 s.f. as recommended by the Planning <br /> conunission at the sketch plan stage. This fits into the general range of lot sizes in the surrounding <br /> neighborhood. The Hackberry neighborhood directly to the west in Orono has existing developed <br /> SFR lots generally ranging in size from 17,000 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 Rural Oasis visioning study. This study is <br /> expected to result in establislunent of a set of performance standards that would be applicable to any <br /> development witlun Parcel Group 3,and likely will include a requirement for Conservation Design. <br /> The Ciiy's planning consultants DSU presented an analysis of important visual elements about <br /> Parcel Group 3 that will help define how the Group should be developed. While specific ordinances <br /> are not yet in place,this subdivisdion as a RPUD plaruied development should be required to address <br /> the visual impacts. A key element in this plat 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 developmeiit of the site can meet the City's Conservation <br /> Desigli goals.Froin staff's perspective,the visual impacts on the view of tlus site from the southwest <br /> as a result of pond aiid home construction, will be substantial... <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 Easenient. Lot 9 and a small sliver of Lot 10 contain a small wetla�id that <br /> the developer proposes to fill,with mitigation 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 unpact on how this wetland will be treated, The applicant is cui�rently <br />