05/17/2010 Planning Commission Minutes

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MINUTES OF THE ' ORONO PLANNING COMMISSION MEETING Monday,May 17,2010 6:30 o'clock p.m. (#10-3460 COMMONBOND COMMiTNITIES,PRELIMNARY PLAT AND RPUD,CONT.) preliminarily approved by the City Council and the next step is to submit it for Metropolitan Council approval. A 42-unit community was initially proposed at the April Planning Commission as a sketch plan review. The plans were reduced to 39-units due to wetland constrictions. The applicant has indicated earlier today that they have now revised their plan to reflect 38 units. Outlot A—the City owned property—has been informally contemplated for a higher density development by the City for a number of years. Over time it has been discussed as a potential site for senior housing and most recently for higher density housing to meet Met Council's goals. The 2010-2030 CMP has re- guided these properties to high density residential allowing 10-15 units per acre.In accordance with State Statute,at the June meeting,the Planning Commission will review the proposed sale of the City property for consistency with the Comprehensive Plan. The applicant is also required to reach an agreement with the City of Long Lake on the availability of city water and the cost of the city sewer services as part of the agreement to purchase Outlot A from the City of Orono. ,_ Curtis stated the purpose of the RI'UD district is to provide a district which will allow for the implementation of certain residential housing goals established in the City's Comprehensive Plan. The RPUD district was established to accommodate the densities and types of residential development contemplated in the CMP by incorporating the principles of the planned unit development concept. The current plan reflects variances from 3 code requirements: 1. Wetland Buffer&Wetland Buffer Structural Setback Variances; 2. Northern Side Yard Structural Setback Variance; 3. Drive Aisle&Parking Setback Variances. Overall,the buildings meet the required property line setbacks with the exception of the northern row of units. These units encroach 21 feet into the required 35'yard requirement. This encroachment does not adversely affect an adjacent residence as these units back up to the sound wall for Highway 12 but may reduce available individual open spaces for these units. There is an error on the proposed plan which shows a 30-foot wetland buffer. The wetlands on the property are classified as"Manage 2"and require only a 25-foot wetland buffer and a 20-foot setback from the buffer. There are three units which encroach into the required 20-foot buffer setback. Wetland buffer averaging or variances and buffer setback variances will be necessary to develop the roads,parking areas and units as shown on the current plan. Two of the private development roadways are set back only 5-feet from the fire station property line where a 20-foot setback is required. This results in a 15-20 foot wide area of green space between fire station paxldng lot and these development roads. The limited green space may make it difficult to establish adequate vegetative screening. Because the proposal is for a multi-unit residential development guided for urban density(greater than 1 unit per 2 acres)the project is subject to the requirements of Orono's Conservation Design Ordinance. The developer will be required to prepare a Conservation Design Master Plan for the site. PAGE 7