04-16-2007 Planning Commission Packet

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, • MINUTES OF THE ORONO PLANNING COMMISSION MEETING • Monday,March 19,2007 • . 6:00 o'clock p.m. . (#07-3271 Judson Dayton,Continued) . As proposed,Lots 1, 3 and 4 do not meet these standards. If Outlots A and B were increased to 50 feet minimum width,it might be reasonable to consider that these three lots abut an acceptable private road. It may be worth of discussion as to whether merely creating the conforming private road corridor,but not building the road,would be sufficient to eliminate the back lot issue. An area of concern is where Outlot A goes past the horse barn. In 2006,Hennepin County Transportation Department indicated that this property should be limited to one access onto County Road 84. The fact that this property is being subdivided iriggers review by the County,and although two driveways exist,the county may have the right to limit their increased use for additional lots. Orono's Comprehensive Trail System Plan indicates that a trail easement from the Luce Line Trail to . Norenberg Park along Old Crystal Bay Road is planned for the future. Whether this trail will go on the east side or the west side of Old Crystal Bay Road has not been determined. Other than a trail easement, no other park needs are identified in this area, and the property would be subject to the standard park fee for two or three new lots, giving credit for the existing home on proposed Lot 2. ` Hennepin County has requested an additional 17 feet of right-of-way along Old Crystal Bay Road for, among other uses,trail puYposes. The City Council will be asked to consider whether a trail easement andJor expansion of right-of-way along the east boundary of the property are required. The City Engineer has suggested that the standard drainage and utility easements will be required along all lot lines, and the appropriate easements be provided over all wetlands and drainageways. Staff � would expect a more thorough drainage review will ultimately be required, and potentially the need for ce�tain stormwater management systems. The property will be subject to the standard storm water and drainage trunk fee. The property is within the MUSA but does not have municipal sewer directly available at this time. A sewer force main serving the adjacent Farview neighborhood is expected to be constructed in 2007 and will be located in the OCB road right-of-way at the east end of the property. It would be the City's preference that these new lots are provided with inunicipal sewer. There is the potential that the Metropolitan Council may not look kindly at providing sewer service to low density areas of less than three units per acre. In the event that the developer cannot connect to municipal sewer, each new lot must demonstrate the capability for two 5-bedroom capacity septic systems. Gaffron stated hardcover is not expected to be an issue for the proposed lots as each lot is allowed approximately 7,500 square feet of hardcover allowance in the 75-250 foot zone. Structural lot coverage limits do not apply, as each lot exceeds two acres. . Average lakeshore setback has the potential to become an issue for Lots 1, 3,and 4. The existing home • on Lot 2 is about 175 feet from the lake. The existing lakeshore residence in Little Orchard directly east of Lot 4 is also about 175 feet from the shore. It follows that the homes on Lots 3 and 4 should also be 175 feet from the shore. This requirement could be established as part of the subdivision approvals, which would avoid concerns about floating average setbacks. The average setback for Lot 1 would be PAGE 33