08-15-2016 Planning Commission Packet

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MINUTES OF THE . ORONO PLANNING COMMISSION MEETING Monday,July18,2016 6:30 o'clock p.m. The proposed development incorporates three different parcels. These three parcels are guided differently, with the two eastern lots being guided for mixed use and the western lot being guided for low density residential. The developer proposes to guide all three parcels low density residential; however, the proposed development is slightly higher in density than that classification. The proposed density represents a reduction in proposed gross density from the approved Comprehensive Plan. The area is guided at four units per acre on the east side and overall the density is guided at 10.22 units. To achieve the four units an acre envisioned by the Comprehensive Plan, attached residential units would be expected and could include townhomes or apartments/condominiums. As it relates to the Comprehensive Plan Amendment, the Planning Commission should focus on the following topics: 1. The applicants propose development at a density of 3.28 units per acre rather than the 4-15 units per acre for which the eastern half of the property is guided and have requested a Comprehensive Plan Amendment to allow the lower density. a. Should the City be striving for more density or less density at this location? b. Is the single-family concept right for this area? Does it match the City's goals in terms of housing type and density? c. Will the City benefit from a development such as this? Should the entire property be developed in this manner or should this site incorporate more than one style of houses? The subject property is considered to be a transition area between the commercial and institutional uses along Shadywood and the residential uses on Lydiard Circle/Avenue to the south and Kelly Avenue to the west. The proposed development will have little to no interaction with the adjacent residential neighborhoods as there are no vehicular connections or trails out of the property to the south, north, or west. The portion of the project adjacent to Kelly Avenue is currently a wetland and the developer is proposing no plans to impact this wetland other than mitigation of invasive plant material. A Conservation Development report has been submitted and includes a Rural Oasis Study, a Natural Resources Inventory, wetland delineations, a tree inventory, and review of existing drainage patterns. The western one-third of the project area is a Manage 3 wetland, which requires a 20-foot buffer. A 35- foot buffer setback is proposed, which is greater than the minimum required. The City will require a Conservation and Flowage Easement over the wetlands being preserved. A significant portion of the eastern half of the project area was clear cut in 2012. Remaining trees can be found along the edges of the project area and on the slope above the wetland. A number of volunteer shrubs or plants can be found in the center of the development area. The developer is proposing to preserve existing significant trees to the extent possible but a number of them will be impacted by the planned road connection. The developer should be required to submit a more detailed landscaping plan. The internal road serving the development is proposed to be public,which is in line with the provisions of the CMP Transportation Plan. The proposed road is approximately 220 feet long and ends in a cul-de- sac. Hennepin County will need to approve the location of the entrance/exit to this development; although preliminary discussions with the County indicate that they are supportive of the proposed location. The proposed road is 28 feet in paved width and will be located within a 50-foot platted corridor, thus meeting the City's standard for a public road system. Page 6 of 19