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MINUTES OF THE ORONO CITY COUNCIL MEETING Tuesday, November 12, 2013 7:00 o’clock p.m. _____________________________________________________________________________________ Page 3 of 36 (7. #13-3631 LANDSOURCE, LLC (TODD HOLMERS), 3700 NORTHERN AVENUE, SUBDIVISION – PRELIMINARY PLAT – PLANNED RESIDENTIAL DEVELOPMENT, Continued) The Planning Commission has reviewed this application on two occasions. The plans reviewed at the October meeting were revised based on comments received at the September Planning Commission meeting. The initial proposal in September included the use of back lots which would have resulted in most of the site being graded and developed. The Planning Commission felt the use of back lots would not conform to all code requirements, reduces the ability to preserve a substantial portion of the property, and has potential stormwater management issues. As a result, the Planning Commission did not support the use of back lots for this subdivision and recommended that the applicant develop the site as a planned unit development rather than as a standard plat, with all homes being located near Northern Avenue. In addition, the Planning Commission recommended that dedication of the right-of-way for Northern Avenue be limited to 30 feet since dedication of more than 30 feet would be inconsistent with the adjacent 1983 dedication and would result in the creation of nonconforming setbacks for existing homes if it were extended eastward. Gaffron stated the property consists of approximately five acres and is mostly wooded. There is a one- acre wetland in the center of the property which makes it difficult to create an efficient layout in which to position homes on one-half acre parcels throughout the site. There is also considerable desire on the part of the neighborhood to preserve as much of the natural character of the site as possible. Gaffron noted the lots in the surrounding neighborhood vary widely in size. The revised proposal reviewed at the October Planning Commission meeting included two optional layouts. Option 1 would create six long, narrow lots extending the full depth of the property. Each of the homes located near Northern Avenue would have their own driveway. The northerly portion of each lot would be subject to a conservation easement, with the land owned by the individual lot owner. In addition to the easement, a walking path among and between the six lots was recommended by the Planning Commission to primarily allow for access to the rear of the lots and to the conservation area. Gaffron noted the applicant prefers Option 1. Option 2 would create six small lots near Northern Avenue plus one large outlot to the north which would be subject to a conservation easement that would be owned by an association rather than the individual lot owners. Option 2 would be an PRD. Staff prefers Option 2 due to the future maintenance of the stormwater ponds and the potential for individual property owners to build accessory buildings. (Jesse Struve leaves the meeting at 7:13 p.m.) The Planning Commission recommended that the applicant, in addition to the establishment of a Conservation Easement within each lot, should provide a walking path easement among and between the six lots should be granted to primarily allow for access to the rear of the lots which have dry land separated by the wetland, but to also allow the six owners to have access to the conservation area. Item #02 - CC Agenda - 11/25/2013 Approval of Council Minutes 11/12/2013 [Page 3 of 36]