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MINUTES OF THE ORONO CITY COUNCIL MEETING Monday, November 25, 2013 7:00 o’clock p.m. _____________________________________________________________________________________ Page 18 of 29 (6. #13-3631 LANDSOURCE, LLC (TODD HOLMERS), 3700 NORTHERN AVENUE, PRELIMINARY PLAT – RESOLUTION NO. 6345, Continued) McMillan noted once the preliminary plat is approved, not much can be changed at the time of final plat. Mattick stated the conservation easement is something that can be adjusted and that the terms of the easement are something the City Council does have authority to review at the time of final plat. McMillan stated the City has always done wetland conservation easements, which is part of the process of protecting the water quality and wetlands. McMillan indicated she does have a concern with subdivisions where the City has to place a number of other easements or restrictions on the property. McMillan stated having to place a lot of other restrictions on the property harkens back to her initial concern with the amount of lots being proposed for this site. McMillan noted the resolution states that Lots 3 and 4 contain less than one-half acre of contiguous dry buildable and that it might only be Lot 4. McMillan stated in her view Lot 4 is not a good building site and for that reason she will not vote for the resolution. McMillan stated Lots 3 and 4 should be combined into one lot and that having two building envelopes will put more pressure on the adjacent lots. McMillan stated in her view five lots should be the absolute maximum on this site. Levang requested Staff display the layout of the site. Levang noted there is only a 10-foot back yard for Lot 4. Gaffron stated Exhibit D depicts the six narrow lots going from front to back and also shows the location of the conservation easement and the building envelopes. Levang asked whether the wetland buffer would be 40 or 50 feet. Gaffron indicated the wetland buffer would be 40 feet and the additional setback is 10 feet, for a total of 50 feet. Gaffron noted the house on Lot 4 cannot be built exactly the way it is depicted. In addition, the developer is showing a 35-foot front setback which can actually be reduced to 30 feet, so the development can be moved further south. Gaffron indicated he is in agreement that Lot 4 has no flexibility whatsoever and that the property owner will have a minimal backyard of no more than 10, 15 feet from the back of the house. Gaffron indicated the PRD process allows this type of density to happen and in this case, due to the wetlands, there are some lots that are restricted, inflexible, and do not allow much leeway. Levang indicated she is concerned about a back yard that is only 10 to 15 feet. Gaffron stated that is a choice of the developer and the buyer. Levang asked if Staff has any idea about the size of the houses or the cost of the homes. Gaffron indicated there have been no depictions of the houses submitted and that the generic shapes shown on the layout will likely change. Item #03 - CC Agenda - 12/09/2013 Approval of Council Minutes 11/25/2013 [Page 18 of 29]