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- MINUTES OF THE � - <br /> ORONO PLANNING COMMISSION MEETING <br /> . Monday,July 19,2010 <br /> 6:30 o'clock p.m. <br /> (#10-3471 TERRY SCHNEIDER,WOODHII,L SENIOR COTTAGES OF NAVARRE, <br /> 2525 SHADYWOOD ROAD,CONTINUED) <br /> A 25-foot setback is proposed from the northwest property line where the adjacent property is also zoned <br /> B-4. Assisted living in the B-4 district requires a 35-foot setback from all property lines. The application <br /> includes a request for a variance to this requirement. The site is adequately served by police, fire,roads, <br /> and storm water management as well as an adequate water supply and sewage disposal system. - <br /> The Coxnmission should review the landscaping plan and consider if appropriate screening and buffering <br /> has been proposed. The purpose of screening is to make a view more pleasant. The purpose of buffering <br /> is to separate two uses that are incompatible. <br /> Some of the runoff would flow through two ponds into the pipe system along Shadywood Road. The <br /> remainder of the runoff would flow into two ponds and then ultimately into a wetland. In all,the drainage <br /> plan would handle whatever water flows onto the property. , <br /> The City's consulting engineers have reviewed the plans and fmd that the application complies with <br /> applicable shoreland regulations. There are no natural features on the site that can be considered unique. <br /> Because the City Engineer's comments and site plan changes will not require changes or significance to <br /> the civil plans or the appearance of the building, Staff allowed the applicant to not make changes in these <br /> plans until after the Planning Commission review. This will allow the City Engineer's comments and any <br /> Planning Commission recommendations to be addressed at the same time: <br /> Staff recommends approval of the conditional use pernut and site plan as well as the plat,but denial of the <br /> variance contingent upon the applicant providing the following prior to City Council consideration: <br /> 1. Revised plans reflecting the most recent site plan and the City Engineer's comments. <br /> 2. A revised landscape plan changing the row of azborvitae as recommended by staff and including <br /> a wetland buffer improvement plan. <br /> Planning Staff recominends the following conditions: , <br /> 1. Any additional lighting on the site to be dark sky compliant and not create glare,with the zero <br /> A light level at the property line being maintained. <br /> 2. The owner providing an escrow and signing an escrow agreement to ensure that erosion and <br /> sediment control measures are properly maintained. <br /> 3. The owner providing the fmancial securities required by code to ensure that all nonbuilding <br /> improvements are properly installed,including sewer and water lines and services. <br /> � Kang noted the criteria for a variance was recently changed by the MN Supreme Court and that the . <br /> interpretation has changed from the applicant demonstrating reasonable use to requiring that the applicant <br /> has to show that the property cannot be put to a reasonable use without a variance,which means that it <br /> will be more difficult for a variance to be approved. Kang noted the League of MN Cities is attempting to <br /> get that language changed back to allow for mare flexibility on the part of the cities. <br /> _ PAGE 3 <br />