07-17-2017 Planning Commission Packet

Home Browse Search

MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,June 19,2017 6:30 o'clock p.m. maintains a historic identity and character of Orono's urban neighbors shall be a key element in Orono's land use planning. The residents have had an opportunity to review Westwood's plan and we find it to be an overwhelmingly and ambitious project,designed outside the extremes of Orono's allowable development of this area. We have found it to be dismissive of community concerns and not particularly accurate in representing the opposition to this project. Olson stated they have reviewed Mr. Barnhart's staff submission to the Commission and appreciate Staff's input. The residents have found that this area would need to be rezoned to RPUD for the implementation of certain housing goals. Mr. Barnhart cites seven significant principles for the RPUD. The Westwood proposal falls woefully short,failing to meet six of the seven;most notably preservation of desirable site characteristics and open space and the protection of sensitive environmental features,a design compatible to the surrounding land uses,sensitive to development in transitional areas located between different land uses,and a development which is consistent with the Comprehensive Plan. In addition,the Westwood site does not meet the RPUD standards,being half the required acres needed for a development of this size. Further complicating this project is that it has a proposed density of 15.63 units per acres,which exceeds even the maximum allowable density for a properly sized RPUD site,which is 6 to 15 units per acre allowed for the site. Further challenges outlined in Staff's report include the building exceeds the maximum allowable height, is designed with a nonconforming roof,fails to meet several setbacks,and provides for no open space. Additionally,traffic continues to be a great concern for this area. Having experienced this on a daily basis,the residents can assure the Commission that additional traffic concerns from a project of this magnitude have not be adequately addressed to this point,particularly when paired with anticipated growth in areas north and west of Navarre. On its face,this plan appears to ignore the primary and driving tenets of the Community Management Plan for the benefit and development of this particular parcel -a benefit that is being extended to one commercial developer at the expense of the citizens of Orono and its neighboring communities. Olson stated there is a reason Orono has a Community Management Plan and established zoning ordinances. Although the residents appreciate the flexibility of a project,flexibility should not fundamentally change the meaningful restrictions that are in place. The residents ask the Planning Commission to take notice that Westwood is asking the City to take an undeveloped lot that is not large enough to trigger an RPUD and then proposes building a structure that exceeds the maximum number of residential units for a properly sized lot and then proposes the building be constructed with a nonconforming flat roof. Even with a flat roof,it will exceed the maximum allowed height. To make this building fit,the City must ignore setbacks and open spaces. Olson stated there is nothing about this particular project that remotely meets the City's requirements, preserves the characteristics of the neighborhood,is transitional to the neighboring areas,and is inconsistent with the driving components and philosophy of the Comprehensive Plan. In short,this project is simply too large; and if approved,will forever negatively impact the community and adversely affect growth and future development in the area. The residents ask the Planning Commission to not table this plan but to reject the proposal outright. Further,the residents would ask the Planning Commission and Staff to encourage development of this Page 11 of 17