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• #OS-3131 <br /> Jul}� 13,2005 <br /> Page 3 <br /> would allow an increase in density of 50% Lulder specified conditions and standards. Creation of <br /> such a district would require some effort and tinle oii belialf of the staff aiid Plaruung Commission... <br /> PIa�T�iing Conamission sl�occ%Z�leternaine ivlzetlaer RPUD is tl�e appropt�iate rezo�zi�zg optiofz fo�� <br /> tliis devel.op»aent. Plt��zrzing Com»zission»7.rry�clso wr'sl1 to�liscuss tivl�etl�e�'Y�Z011IjZ�IlYOpostlLot <br /> 3 (tlae reniaini�lg claacrcla property) to RPUD is app��oprinle, or• ivlietlier it slaouXcC renaain as a <br /> C012lZlt1011lll icse in tlae .RR-IB zo��e. Tlze RPUD Dist.rict rloes not f�eco;iaize clzccrclr.es r�s �z <br /> per»zitte�l, accesso�y or conditr'onal use... <br /> B. Relltionship to Surroun�ing Development <br /> This proposed SFR developnient for 9 new liomes IZas an average dry buildable lot area of slightly <br /> over 15,000 s.f., with no new building lots less than I4,000 s.f. as reconimended by the Pla.iuuizg <br /> commission at the sketch plaii stage. This fits uito the general ra.iige of lot sizes in the surrounding <br /> neighborhood. The Hackberry neighborhood directly to the west ui Orono has existing developed <br /> SFR lots generally ranging in size froni 17,000 s.f.to 22,000 s.f. The Glendale Drive neighborhood <br /> in Long Lake (southeast of tlie church) has lots in the railge 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, whicli 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 study. This study is <br /> expected to result in establishment of a set ofperfonna.uce standards that would be applicable to aiiy <br /> develo�inent within Parcel Group 3,and likely will iiiclude a requirement for Conservation Design. <br /> The City's plaiining consultants DSU presented an analysis of uiiportaiit visual elements a�out <br /> Parcel Group 3 that will help define how the Group should be developed. Wlule specific ord'uiances <br /> are not yet ul place,this subdivisdion as a RPUD plaiuied development should be required to address <br /> the visual inzpacts. A key element in tlus plat should be the retentioii and ei�lzancement of natural <br /> views lookulg northeastward towards the site from Willow Di1ve. Applicant niust provide a suitable <br /> plans a.ild elevation views showing how developinent of the site can ineet the City's Coilservation <br /> Design goaIs.Froin staff's perspective,the visual impacts on the view of tlus site froin tlle southwest <br /> as a result of pond a.nd honze construction, will be substantial... <br /> D., Wetland Impacts —WCA Considerations, Buffers, etc. <br /> The property contains wetlands at the south eiid. These would have to be protected by a <br /> Conservatioil and Flowage Easement. Lot 9 aud a small sliver of Lot 10 contain a snzall wetlaiid ttiat <br /> the developer proposes to fill,with nlitigation to occur on Lots 3, 9, 10, a11d 11 in order for Lot 9 to <br /> be viable. The City's cutTent wetland moratorium (expiring August 23) and in-pr�ocess ordina.nce <br /> changes may have some impact on how this wetland will be treated. The applicai�t is currently <br />