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#06-3201 875 Wayzata Boulevard <br /> May S,2006 <br /> - Page 7 <br /> Location within the Watershed <br /> The property is approximately one mile from Lake Minnetonka, and drains eventually to <br /> Brown's Bay through a series of small creeks and wetlands. The location wifhin the watersliecl is <br /> not a sigiuficant factor in whether this property should be re-guided. <br /> Site-Specific Factors for Consideration � <br /> l. The property is to some extent an "orpha.u", with relatively little relationship to the <br /> . development that sunounds it, i.e. it is st�rrotuided on three sides by transportation <br /> coi�ridors (Old 12, New 12, Luce Line); it is topographically discoiuiected from the <br /> , resideiitial uses to the nortli; and it abuts a cemetery on the south. <br /> 2. The day-cale use at the site apparently had minimal success iil its waning years, due� <br /> to factors not fiilly laiown to staff but potentially related to vehicular access difficulties. <br /> 3. The range of potential uses within the exisfiing RR-1B Rural Residential zoning for this <br /> site inchide the developinent of single-family housing (no more than 3 hoines, at a 2-acre <br /> density) as well as a variety of institutional,public or private uses. <br /> 4. The property is at a lughly visible location to traffic eiitering Oroiio from the east. <br /> Development at this site might be considered as a `main entrance' to Orono, and as such <br /> will inherently set a tone as to the character of the City. <br /> 5. The property abuts the Luce Line Trail, which as it traverses Orono has a completely <br /> different feel than it does in Plymouth to the east; a rural feel rather than a suburban feel. <br /> Due to topographic constraints, development of 6 twinhomes on the site as proposed will <br /> place at least two of those 12 tuuts in close proxiinity to the tra.il, however, a majority of <br /> the units will be separated from the trail by 100' or nlore. <br /> � �6. Twii�lioines at a density of 2 units per acre inay be inconsistent with existing and <br /> expected residential development surrotulding the property. While the property in Long <br /> Lake to the noi-th is zoned to allow up to 4 uiuts per acre, it lias developed in the past with <br /> a wide range of lot sizes and at a lower density than it is zoned for. A recent subdivision <br /> at the south end of Lindawood Road created a total of 5 single family lots from 4.2 acres <br /> of land, a deilsity of just over 1 unit per acre. <br /> 7. Wetland Imnacts. The proposed site plan layout does not accouirt for tlie City's required <br /> 20' struct��re setback from tlze 35' wetland buffer. Eight of 12 units don't meet this <br /> requirement. The 20' setback froin buffer was specifically implemented to avoid having <br /> homes abut a1i uiiniowed buffer where �liere is iio allowance for a mowed, usable back <br /> yard, such as in tlie Stonebay Development, where we anticipate eiicroacluneilt of the <br /> buffer will occur over time... <br />