01-22-2007 Council Minutes - Laserfiche WebLink

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MINUTES OF THE ORONO CITY COUNCIL MEETING Monday, January 22, 2007 7:00 o'clock p.m. • 5. #07 -3257 BPS PROPERTIES, 95 LEAF STREET — SUBDIVISION: SKETCH PLAN NEW LOTS George. Stickney, BPS Properties, was present. Curtis stated the applicant is requesting a sketch plan review for a 39 -acre parcel proposed to be divided into 15 single - family residential lots, a private road and a 5.44 total acre park outlot. The lots would be served by a new private road with a cul -de -sac extending westerly from Leaf Street and all lots would be served by private septic systems and wells. At the January Planning Commission meeting the following points were raised: 1. How to address preservation of open space along Luce Line. 2. Who would have enforcement powers for tree removals, etc., within the conservation areas. 3. Covenants for conservation. 4. No build zones for homes and outbuildings in order to preserve views from off of the property and from neighbors. 5. Should the cul -de -sac provide a "future" connection through to the property to the west or to Watertown Road. 6.. PRD — benefits to the City. 7. Fire safety and length of the cul -de -sac. Staff recommends the following issues be discussed: 1. This property is outside the MUSA, and while the applicant discussed the possibility of sewer • with Staff, it was Staff's conclusion that a MUSA .amendment to allow this to develop at rural densities with sewer would likely be rejected by the Metropolitan Council, which expects all new sewered development to meet a three -units per acre standard. 2. Because developing new lots with area, less than two acres can only be done via the PRD process, this proposal must be a PRD per Zoning Code Section 78 -601 through 78 -609. From Staff's perspective, there must be significant value to the City to allow the PRD process for any given proposal, particularly in rural areas where sewer is not available. 3. The Rural Oasis Study and Conservation Design Master Planning process has been formulated to help determine on a case -by -case basis what values should be preserved. The purpose of the Conservation Design is summarized in the draft Conservation Design ordinance that is pending. Curtis stated no formal action is required by the City Council on this sketch plan. Stickney addressed the Council regarding his proposal, noting that all lots did meet the two -acre minimum required for this district until the conservation areas were incorporated. the stated overall the site provides some nice buffer areas to the adjoining properties but pointed out the Gronberg property would have the least amount of buffer between it and the development. Stickney stated one of their objectives is to enhance the natural vegetation and wildlife in the area through covenants and conservation areas. Stickney displayed the preliminary sketch for this development that depicted the various lots, the conservation areas and buffer zones that exist. Stickney pointed out the various areas they are proposing would be enhanced with additional plantings. Stickney stated there would be a no building area • designated for Lots 5 and 6, which would be governed by covenants. Stickney stated they would like to construct a woodchip trail down to the Luce Line, with trees and other plantings being planned for that PAGE 2 of 13