11-18-2013 Planning Commission Packet

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MINUTES OF THE ORONO CITY PLANNING COMMISSION Monday, October 21, 2013 6:30 o’clock p.m. _____________________________________________________________________________________ Page 12 of 42 5. #13-3631 LANDSOURCE, LLC, REPRESENTED BY TODD HOLMERS, 3700 NORTHERN AVENUE, SUBDIVISION, 7:30 P.M. – 8:09 P.M. Todd Holmers, Applicant, was present. Gaffron stated what is before the Planning Commission tonight is a two option revision of what the Planning Commission reviewed at their September meeting. Initially the applicant was proposing a site plan that included some back lots, which was problematic in that they did not meet the code standards and they forced development to occur near the back of the property. Gaffron indicated the slide on the overhead shows the evolution of the plans that reflect an attempt from Staff’s perspective to normalize the lot lines but it still resulted in back lots with the development of the north part of the property. The next slide depicts a concept that creates six lots, each of them having equal width but they also have some issues with the center lot having some land across the wetland, which really serves no purpose. Gaffron stated Staff did discuss with the applicant the six lots and it was suggested by the applicant that they have enough acreage that could support seven lots but the lots would not have enough width to support the district standards. If the 100-foot width is required, the applicant would only be able to create four or five lots. Gaffron stated the next slide illustrates Option 1, which essentially locates all the homes up front but still has issues with access to the rear. This option also brings up the question of preservation of the northerly portion of the site. One of the goals that the Planning Commission set for the applicant was to look at clustering the development to the south and creating a conservation easement over the rear of the property as much as possible. Option 2 is what Staff would recommend. This plan proposes approximately two-thirds of the property to be covered under a conservation easement to the north with individual lots that are approximately 76 feet wide. The lots range from very small to reasonable sized and range from .18 up to .43 acres. Gaffron noted this property is located in the LR-1C one-half acre district. Gaffron noted Option 2 would be a PRD, which would allow the density that is proposed but allows smaller lot sizes and narrower lot widths. It would be Staff’s recommendation that the subdivision be a PRD. One of the concerns inherent in attempting to locate six houses in here is it will have the appearance of a row of houses. In this situation, the residents of the neighborhood indicated at the last meeting that they would prefer the back of the property be preserved and there appeared to be general approval of the houses being located to the front of the property. The question remains as to whether the development can occur at the front of the property and yet still avoid the appearance of a row of houses. The buildable envelope requirements are difficult to meet for the lots at the center of the property due to the setback from the buffer. Gaffron indicated Lots 4 and 5 will have some challenges in designing a house that would meet the setbacks. The standards of the RPUD would not be met but the PRD standards could be varied to allow this type of development. Gaffron stated another option would be to reduce the number of homes from six to five and allow the center lots to be combined and allow some different shaped houses. The Planning Commission could Item #01 - PC Agenda - 11/18/2013 Approval of Planning Commission Minutes 10/21/2013 [Page 12 of 42]