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. PLANNING COMMISSION MINUTES <br /> CITY OF ORONO <br /> NOVEMBER 15, 1993 <br /> plan and the site grading and drainage plans. He showed graphics illustrating the wetland <br /> mitigation proposals. <br /> John Uban reviewed the zoning issues and the density they are proposing at one unit per <br /> acre. He discussed the site constraints and reviewed the design for the proposed <br /> development. He explained how the runoff can be consolidated and retained in one large <br /> wetland area by using the natural features of the site. He discussed tree preservation plans <br /> and the roadway plan. He stated they believe it is beneficial to put the open space around <br /> the perimeter of the site and cluster the houses together on the interior portion of the site. <br /> He discussed the internal roadway system and their efforts to preserve the woods. He noted <br /> that the site consists of 58.6 acres, and the development occupies 38 acres, which <br /> comprises a density of one unit per acre. In summary, he noted that the proposed <br /> development met the PUD ordinance criteria, and they would be creating a quality <br /> development. <br /> Chairman Schroeder discussed the one unit per acre density and the two acre lot minimum <br /> standard. He inquired if it would be possible for the developers to increase the lot size to <br /> meet the one unit per two acre density. Mr. Forbord stated that Lundgren Brothers had a <br /> specific type of customer in mind when they designed this development, and projects were <br /> designed based on demographics and community profiles. Their customer profile is <br /> significantly different than that of their competitors. He stated they had worked with City <br /> staff to design a project that would best suit their potential customers and in this case staff <br /> supported a PUD format for development. He noted that the one unit per acre density <br /> exceeded the normal density throughout the metropolitan area. <br /> Chairman Schroeder commented that the City of Orono has 2-5 acre minimum lot sizes, <br /> which exceeds the standards of other communities in the metro area. Discussion ensued <br /> regarding the costs involved with extending municipal utilities to the property and the issue <br /> of how those costs would be passed on to the buyers of the lots within the proposed <br /> development. Commissioner Nolan inquired why septic systems would not be feasible on <br /> this site, and Ms. Mabusth responded that a study had been done in the early 1970's for an <br /> earlier subdivision which indicated that no septic systems should be placed on this property. <br /> She noted she felt that PUD was the proper zoning designation for this property. <br /> The costs involved with extending City sewer to the property were discussed. The issue of <br /> the density was discussed, with the Commission concurring that the one unit per two acre <br /> density was preferable to the one unit per one acre density proposed by the applicant. Mr. <br /> Forbord stated that it was not feasible to proceed with the project if that was going to be <br /> the requirement of the City. He explained how their costs per lot are always higher than <br /> those of other developers. Commissioner Nolan commented he felt there were benefits to <br /> clustering the houses within the development, but he was concerned about the density and <br /> inquired if the density could be reduced and the project still be viable. Mr. Forbord <br /> responded that there was a diversity in what people wanted and he did not believe the <br /> 10 <br />