04-21-2014 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, March 17, 2014 6:30 o’clock p.m. _____________________________________________________________________________________ Page 20 of 26 John Bessesen, Applicant, was present. Gaffron stated the applicant is representing the property owners and that they are proposing a sketch plan for the property that is located slightly behind the Lund’s building on Kelly Avenue. Gaffron noted the Planning Commission did look at a previous sketch plan for this property which did not go forward. The applicants are proposing ten dwelling units in five attached twin homes of two units each. The property is currently zoned LR-1B, One-Family Lakeshore Residential district, which permits single- family residential use with a minimum lot size of 1.0 dry buildable acre and 140 foot lot width. Multi- family attached residential use is not listed as an allowed use in the LR-1B but it would allow as a conditional use a PRD development of single-family detached homes but not attached homes as proposed. The proposed twin home development would require a rezoning to RPUD. The 2008-2030 Comprehensive Plan guides the property for residential use. At the time the Comprehensive Plan was submitted to the Metropolitan Council, this area was historically zoned for one- half acre and one-acre lots. The density was guided under the Comprehensive Plan as low-medium density, which would consist of two to three units per acre. This density is typical of existing development in the Navarre area but does not coincide with the density that would result from one-acre zoning. The property is surrounded by a variety of existing uses consisting of the First National Bank of the Lakes, the Englund Dental Office, Lund’s Grocery, and vacant and residentially used sites to the northeast along Shadywood. The property to the southeast at Kelly has been purchased by the International Ministerial Fellowship, which also owns the office/church building at 247 Shadywood. On the west side of Kelly Avenue are four units of twin homes south of the bowling alley and then a number of single- family homes on large lakeshore lots. Gaffron noted the applicants have not presented a preliminary plat drawing at this early stage. The sketch plan presented by the applicants is a concept similar to the layouts of Stonebay and the twin homes on Kelly Avenue behind the bowling alley. A private road would be developed within the outlot as well as stormwater ponding and easements for the existing wetland. The location for access onto Kelly Avenue s limited due to the location of the wetland on the property. The applicants are proposing to create a private road accessing Kelly Avenue at the north end of the site directly opposite the driveway serving the existing twin homes on Kelly. This driveway location would have to be reviewed for sight distance since it is just past the bend in the road and could have reduced visibility. An alternative access point is at the south end of the site. A flowage and conservation easement was granted with the original plat in 1981, placing severe restrictions on approximately 1.6 acres of the 4.6 acre site. No hardcover or structures would be allowed within the area and any vegetation removal would require the approval of the City. In addition, no excavation or filling would be allowed that would alter the natural drainage patterns. One of the questions that remain is whether the area contained within the easement can be credited as dry buildable land. Staff would also note that the site contains a number of steep slopes and in practice the City has allowed development of steep slopes exceeding 12 percent or 18percent subject to appropriate design and erosion control considerations. A question to be considered is whether the flowage and conservation easement can or should be revised. As currently written, it would prohibit the proposed road access location to Kelly Avenue at the north end of the property. Gaffron stated a detailed analysis of the extent of potential flooding in this area would Item #01 - PC Agenda - 04/21/2014 Approval of Planning Commission Minutes 03/17/2014 [Page 20 of 26]