02-20-2018 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday, January 16, 2018 6:30 o'clock p.m. the adjoining properties. Dedication of a 50 -foot right-of-way would make the southern two lots unbuildable. The Northern Oaks addition to the west along Northern Avenue was required to dedicate additional right-of-way to get to 30 feet. The developer in this case has shown a 15 -foot right-of-way dedication beyond the existing Northern Avenue consistent with the Staff recommendation made during the sketch plan review. The entire property is located within Hardcover Tier 3, which allows for 35 percent impervious surface. Hardcover calculations should be provided by the developer to confirm that each lot can be developed well within the hardcover limitation of 35 percent. Each of the lots are subject to a 20 percent structural coverage limitation. The City's consulting engineer has provided comments regarding this proposed plat with regard to stormwater management and drainage concerns. Some of those proposals require additional action or plan revisions by the developer. The developer should contact the Minnehaha Creek Watershed District and provide confirmation regarding the permits or approvals they will require for this subdivision. The developer is requesting flexibility to accomplish their development goals. The flexibility is able to be accomplished via the creation of a Planned Residential District overlay. The mechanism for establishing a PRD is the conditional use permit process which establishes an overlay district accommodating the desired flexibility. The PRD process could provide the framework for development of the lots which meet the half acre standard albeit with noncontiguous acreage and the requested reduced front setbacks with conditions. The Planning Commission should discuss the merits of platting as a PRD based on the requests for front yard setback reductions and noncontiguous lot area minimums for Lots 2 and 3 as well as the proposed right-of-way width to be dedicated on Northern Avenue. Staff recommends approval in accordance with the recommendations of the City Engineer as well as the requirements of the MCWD. The Planning Commission had no questions for Staff. David Knaeble, Applicant, stated they are proposing to subdivide this property into three residential lots and that he has been working with the current property owner, Mary Schommer, who is aware of the project and had brought it forward initially as a sketch plan review. Knaeble noted Staff has already touched on a few items that they are requesting on this subdivision. One is flexibility to the dry contiguous requirement and then the other is with respect to the front setback, which is required in order to create the three lots that are being requested. Approximately 30 years ago the City installed a new sanitary sewer line on the east side of the property and Ms. Schommer provided an easement to the City. As part of that process, two stubs were provided to the properties on the south side with the assumption the properties could be built on at some point in the future. Knaeble indicated he did hold a neighborhood meeting and that two people showed up aside from Mary Schommer and Ralph Kempf. In addition, a mailing was sent out to approximately 50 residents in the area. In discussions with them, they appeared to be in favor of what is being proposed. The neighbor on Page 7 of 17