03-09-2015 Council Packet - Laserfiche WebLink

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MINUTES OF THE ORONO CITY COUNCIL MEETING Monday,March 9,2015 7:00 o'clock p.m. (9. #14-3687 REAL ASSETS II,LLC 3720—3730 NORTHERN AVENUE—PLAT OF NORTHERN OAKS,continued) Gaffron indicated it would change one sentence in the development agreement and would not require a resolution. Gaffron stated Council action would be needed to amend the development agreement. Mattick stated he is in agreement with that. Typically the City will allow grading,but when Staff measures height,it is based on what the previous grade is. In a situation like this,the City does have some flexibility with those standards,which is why it is not a variance situation. McMillan noted the City has had some issues in the past with artificially creating grades and that she is protective of that. McMillan stated in her view if someone creates too high of a grade around the house, it can create faster runoff,which is something to consider. McMillan stated she does not particularly believe that someone needs two stories to sell a house and that a variety of homes is good for a community. McMillan stated in her view it is important to go with what offers long-term value for Orono,which is a variety of housing. McMillan stated she understands the developer's point of view is what is selling now but that she is looking at the long-term appreciation for Orono,which is to have a variety of housing. McMillan stated the homes could be sold to someone that does not require four bedrooms. Levang stated she specifically remembers George Stickney telling the Council that these would be smaller homes for people who are downsizing and that a variety of modest homes were what the Council agreed to. Levang stated she does not want to set a precedent and that the Council needs to be mindful of the grading. Todd Holmers pointed out the two lots in the center will be lower than the other homes and will not be any taller than any of the other ones. Levang indicated she did visit the site earlier today and that it is considerably lower in that area but that everyone knew that it would be. Gaffron stated based on the analysis by Staff for Lot 3,even with the proposed grades,the lowest level would still be considered a story with 9-foot ceilings. Gaffron stated if a plan is submitted showing Lots 3 and 4 with an 8-foot basement based on the pre-existing proposed grades,then the City would only need to make a slight change to the development agreement. If that does not work and they still have an issue with the lowest story not being considered a basement,then it becomes a variance situation and a separate application. Gaffron noted the City normally does not grant height variances. McMillan noted the City also tends to avoid variances on new development. Gronberg stated in the past they have gone off the grading plan for other subdivisions. Gronberg asked how this can be avoided in the future Page 17 of 43