01-27-2014 Council Packet - Laserfiche WebLink

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13-3637 November 14,2013 Page 11 The developer will be responsible for installation of sewer (and water?) laterals to serve the development. Per past City practice there will not be a connection charge to Orono for sewer or water, but pertinent Long Lake connection charges will apply. Absent confirmation that there is an easement for the existing municipal sewer in proposed Lots 1 and 2, an easement for said sewer line will become a plat requirement. Observations and Issues for Consideration or Discussion 1. Planning Commission should consider whether RPUD is the appropriate rezoning option for this development. Staff believes RPUD is the only viable available option for development of this parcel in the manner for which it is guided in the CMP. 2. Based on the overall grading plan, development of this site will result in removal of a majority of the existing tree backdrop that separates the easterly and westerly portions of the property. The areas remaining undisturbed will mostly be limited to wetlands and the treed areas along and past the creek on Lots 3-4-5. A beefed-up landscaping plan may help to soften the visual impacts that will be created. 3. The proposed road corridor is directly across from existing homes which front on Willow, and the headlights from cars leaving the subdivision could become an annoyance. There may not be a solution to this potential problem. 4. Applicants should identify their intent for the remnant corridor extending to Watertown Road from the easterly parcel. 5. Via the RPUD process, certain defined development standards that are not strictly met can be allowable through granting `flexibility' rather than via a strict variance proceeding. This staff report identifies a number of areas where the RPUD requirements are not being adhered to. Planning Commission should discuss each of these items and determine whether they should be allowed. a. Required 50' setback from Willow Drive for Lot 1 Block 1 and Lot 1 Block 2. A setback of 25' is proposed. Requiring 50' will potentially eliminate one lot overall, and a re-design of the entire lot layout; allowing 25' will place two homes very near the road and perhaps only 15' from a future trail... A majority of the homes in the Hackberry neighborhood across the street along Willow Drive are set back 50', and only one is less than 35' from the street lot line. b. The substandard lot widths for Lots 3-4-5 which abut the cul-de-sac should be considered as to whether they have any negative impacts. c. Three of the seven lots have contiguous dry buildable areas less than the minimum 15,000 s.f. RPUD standard; four exceed the standard. How does this affect the development?