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t. F. <br /> 10-3460 <br /> 11 May 2010 <br /> Page 6 of 7 <br /> structures and uses; and vehicular and pedestrian circulation, including walkways, <br /> interior drives and parking in terms of location and number access points to the <br /> public streets, width of interior drives and access points, generaf interior circulation, <br /> separation of pedestrian and vehicular traffic and arrangement and amount of <br /> parking. <br /> 4) Promotion of energy conservation through design, location, orientation and elevation of <br /> structures, the use and location of glass in structures and the use of landscape materials <br /> and site grading; <br /> 5) Protection of adjacent and neighboring properties through reasonable provisions for surface <br /> water drainage,.sound and sight buffers, preservation of views, light and air and those <br /> aspects of design not adequately covered by other regulations which may have substantial <br /> effects on neighboring land uses; and <br /> 6) The planning commission and city council may attach such conditions to their actions as <br /> they determine necessary or convenient to better accomplish the purposes of the City Code. <br /> Conservation Desiqn <br /> Because the proposal is for a multi-unit residential development guided for urban density <br /> (greater than 1 unit per 2 acres) the project is subject to the requirements of Orono's <br /> Conservation Design ordinance. The developer will be required to prepare a Conservation <br /> Design Master Plan for the site. <br /> Although a majority of the site is open land, a substantial portion of the wooded area within the <br /> eastern 1/3 of the site is proposed to be removed to accommodate new roads and buildings. <br /> This will result in a decrease in the existing buffer befinreen this site and the park property to the <br /> east. A portion of this wooded area is also in wetland or required wetland buffer. <br /> Variances <br /> • Wetland Buffer Structural Setback <br /> • Wetland Buffer <br /> • Northern Side Yard Structural Setback ' <br /> • Drive Aisle & Parking Setback <br /> Staff Comments <br /> This application was initially proposed for 42-units. After receiving comments from the Planning <br /> Commission in relation to the wetland impacts the applicants have reduced the number of units <br /> proposed to 39. Staff suggests that it may be necessary to reduce the proposal by an additional <br /> three units to eliminate wetland buffer setback encroachments and potentially allow for a greater <br /> buffer between this project and the property to the east. <br /> The applicant has proposed patios for all of the units with the exception of the northern row. <br /> Staff suggests the applicant account for individual outdoor recreation spaces for these units as <br /> is contemplated for the majority of the units. <br /> This staff report outlines a several issues which require a great deal more time to review and <br /> more information from the applicant in order to understand completely, the Conservation Design <br /> requirements for one. Additionally, there are a number of comments outlined within the City <br /> Engineer's memos for the applicant to address relating to storm water and wetlands. The <br />