10-20-2014 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, September 15, 2014 6:30 o’clock p.m. _____________________________________________________________________________________ Page 11 of 59 In addition, there are a large number of mature trees on the site, including a large variety of deciduous trees and substantial undergrowth. Mack noted preservation of all this existing vegetation is a requirement contained within the flowage and conservation easement. Staff views the woods within the flowage and conservation easement as an area that should be preserved as much as possible as part of the RPUD process. Mack noted the applicants were previously before the Planning Commission in March with a concept plan. The concept plan presented in March was more favorably received by the Planning Commission than the original concept plan. At Staff’s recommendation, the developer provided a 3-dimensional representation of how the five twin home units would appear on the landscape. Mack indicated the City’s adopted Comprehensive Community Management plan for the Navarre area has guided this area for some form of higher density housing, while at the same time preserving the opportunity for a more intensive commercial/retail/residential mix further to the north along Shadywood Road. The applicant’s proposal better serves this intent by reducing an earlier concept of a much higher density townhome development encompassing land all the way from Kelly Avenue to Shadywood Road. Mack stated some other factors to consider would be whether one acre lots should be required, whether all the units should be detached single-family homes, and setbacks. Mack stated the approach to a more conservation design of the site improvements makes a lot of sense for this property. Mack noted a number of comments were received from the neighbors regarding the project and basically relate to access to the site, flooding in the area, preservation of the trees and wetland area, and drainage issues. Additional comments were received today in the form of e-mails that have been placed in front of the Planning Commission. Mack noted a portion of Kelly Avenue was required to be closed for a period of time this year due to flooding issues. Mack indicated as a result of that input from the neighbors, he had an opportunity last Friday to visit the area. Mack stated if you go all the way up to what would be essentially the southeast corner of the property, which is the approximate location of the driveway, there is an inlet that accepts water. Mack explained the water comes out of the street area, goes further down to the south, and then fills up a larger wetland area. Once the area fills up, there is an inlet that goes underneath Kelly Avenue and then outlets into another wetland complex. Mack stated it appears so far that system is working pretty good based on Item #01 - PC Agenda - 10/20/2014 Approval of Planning Commission Minutes 09/15/2014 [Page 11 of 59]