01-06-2014 Council Minutes Special Meeting

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MINUTES OF THE SPECIAL ORONO CITY COUNCIL MEETING Monday, January 6, 2014 7:00 o’clock p.m. _____________________________________________________________________________________ Page 11 of 27 (1. #13-3638 and #13-3639 SOURCE LAND CAPITAL, LLC (PAT HILLER) O/B/O GRANT WENKSTERN (LAKEVIEW GOLF), 405 NORTH ARM DRIVE – COMPREHENSIVE PLAN AMENDMENT AND SKETCH PLAN REVIEW, Continued) In the Bayside Meadows development, which is a six-lot development very close to the Lakeview Golf Course but in the Westonka School District, Sawicki stated in talking to the developer, they have indicated they do not have an offer on any of those lots. Sawicki stated based on her research, Orono has an inventory of approximately 66 months based on the current rate of sales, which is indicative of a strong supply and not a strong demand. Sawicki stated if Orono adds 50 home sites within the Westonka School District, it will create in theory a 30-year supply of homes in that market segment, but noted that is assuming demand significantly strengthens. Sawicki stated she cannot predict what will happen with mortgage interest rates or job creation, which affects the real estate market, but that history has taught us that the national housing bubble was created when demand fell away and there was an extreme oversupply of homes on the market. Sawicki stated the country is slowly coming out of the housing bubble but the price index reflects 2002 pricing. Sawicki stated in conclusion, she cannot predict what will happen with demand, but that there currently is a large supply of housing available in Orono. Brett Edmonds, Edmonds Resources, stated his firm is a small to medium sized firm that specializes in environmental assessments and water resources. One of the key points that should be brought out are the impacts of converting an open space and what that implies in terms of demands and the burden put on the area as it relates to infrastructure, natural resources, and environmentally sensitive areas. Edmonds stated based on the information provided to date, it is likely there will be private wells put in as part of this development. Edmonds stated an issue that has not been given a lot of attention is the sustainability of the water table in this area. If private wells are drilled, the area might experience some draw down effects, which needs to be looked at closer. Another issue that should be considered is the fact that additional homes will reduce the ground water discharge that supports the local lakes and wetlands. Edmonds stated there are still a lot of unanswered questions on what that will mean to the area. Edmonds stated another factor that should be considered is that the change in land use will have the potential to create a lot more runoff to the lakes and streams in the area. Edmonds noted the regulatory standards are changing and that what is on the books currently may not be adequate for future demand. Another factor that needs to be considered is the increased traffic and the impacts it will have on the area. Edmonds stated there are significant constraints to this piece of land and not all the information has been ascertained. Edmonds noted the regulatory agencies cannot check in the middle of winter to determine where the wetlands are. There are a number of steep slopes on the site, which could imply the need for some grading. Edmonds indicated he has not seen a grading plan yet and that he is not sure how the roads will be constructed, but based on the steep slopes, it is likely some major grading will need to be undertaken. Edmonds stated there is also the issue of site grading. If there is going to be a septic based approach, there will be the complicating factor of locating septic sites on land that has been disturbed. Edmonds noted the golf course has been graded in the past and it is unclear whether that has had any effect on the septic sites that are being proposed.