09-15-2014 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, August 18, 2014 6:30 o’clock p.m. _____________________________________________________________________________________ Page 28 of 33 Gaffron stated approximately three to four years ago, the City improved its 2008-2030 Comprehensive Plan. One of the City’s requirements was to meet Metropolitan Council’s goals for density and, as a result, certain properties generally along Highway 12 and Navarre were re-guided in the Comprehensive Plan to allow for higher density. The property in question is the Eisinger property, which is at the very west end of the Highway 12 corridor area. A portion of the property has an encumbrance of a former sanitary landfill, which leaves part of the property unusable for a number of things but that it is potentially usable for some uses that do not require foundations. The property generally has five acres that could be used for a housing development. Gaffron stated this land was re-guided in the Comprehensive Plan to allow for 10 to 15 units per acre, which would require City sewer and water. Sewer would be extended from Old Crystal Bay Road along Highway 12 past the Dumas Orchard property. Gaffron indicated the property was re-guided for higher density with some specific language about how that higher density should occur. The Comprehensive Plan suggested that there should be two buildings, but no more than two, and that they should not be more than 42,000 square feet. The Comprehensive Plan also contemplated a multi-family dwelling situation. Gaffron indicated the applicants are proposing something a little different than that which Staff believes will likely need a Comprehensive Plan Text Amendment to allow the proposed use. The applicants’ proposed use is considered as detached townhomes. The applicants are prepared to make a presentation on their proposal. The Planning Commission has been provided a number of specific bullet points in Staff’s report on how it would conform to the zoning district and the Comprehensive Plan. Gaffron indicated this development would likely be a RPUD. The primary difference between what the applicants are proposing and what exists at Stonebay is that these would be detached townhome units, with a small separation between them. Gaffron stated the only way to get the required density is to have small, minimal setbacks between the buildings. Gaffron stated he would like the applicants to make a presentation on their proposal. (Recess taken from 9:05 p.m. to 9:11 p.m.) Donald Jensen, Land Development Director of Lakewest, LLC, stated they have met with Staff on this property and have discussed various options. Jensen stated the 42,000 square feet creates certain limitations on the layout of the development and that the Comprehensive Plan is basically silent as to where the garages would go and whether they would be detached or underground parking. Jensen stated they have looked at what the marketplace is comfortable renting for the square footage and that they are proposing it at approximately 1,500 square feet. In addition, space for elevators and hallways would need to be allocated, which would place the units at approximately 1,200 square feet if the square footage is limited to 42,000 square feet. In this particular case, the units would likely range between 1,200 to 1,600 square feet per floor plan. Jensen stated they have worked with Staff on a number of different options and that they originally proposed access to the site from the west side. That has since been revised and access is now being Item #01 - PC Agenda - 09/15/2014 Approval of Planning Commission Minutes [Page 28 of 33]