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HomeMy WebLinkAbout07-19-1999 Planning Commission Minutes ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 • ROLL The Orono Planning Commission met on the above date with the following members present: Chair Elizabeth Hawn, Commissioners William Stoddard, Dale Lindquist, Janice Berg, and Daniel Kluth. Commissioner Jay Nygard arrived at 6:36 p.m. The following represented the City Staff: Senior Planning Coordinator Michael Gaffron, Zoning Administrator Paul Weinberger, Assistant Zoning Administrator Kris Jenson, Public Works Director Greg Gappa, and Recorder Jackie Young. City Council Member Barbara Peterson was present, Mayor Gabriel Jabbour was present, and Parks Commission Representative Sherokee Ilse was present. Chair Hawn called the meeting to order at 6:32 p.m. OLD BUSINESS (#1) #2410 PETER BOYNTON, 1973 FAGERNESS POINT ROAD -VARIANCES AND CONDITIONAL USE PERMIT Peter Boynton, Applicant, was present along with Joe Dzurik, Contractor. Weinberger stated the Applicant has appeared before the Planning Commission previously with a proposal requesting variances to height, structural coverage, and a conditional use permit for land alteration to allow for a walkout. The Applicant is proposing to remove the existing structure and build a new residence. The Applicant has submitted a revised plan placing the residence 47.59 feet from the OHWL of Lake Minnetonka. The proposed plan requires multiple variances for lot area, hardcover in the 0-250'setbacks, • lakeshore setback, rear yard setback, and a conditional use permit for land alteration in the lakeshore setback to allow for a walkout. The Applicant is proposing to excavate and remove approximately 124 cubic yards of soil. Weinberger stated this property is unique in that it is located with lakeshore on both sides of the property. However, the lot contains only one 0-75' lakeshore setback. Variances are required for lot area and lot width due to the lot not meeting the standard requirements for lot area or lot width. The proposed garage is located 21 feet from the right-of-way where 30 feet is required. The Applicant has redesigned the plan to a 30 foot structure, which brings the height of the structure into compliance. Weinberger stated that the Applicant is proposing to reduce the amount of hardcover in the 0-75'setback to 11 percent where 22 percent currently exists as well as in the 75-250'setback, reducing the hardcover in that area to 30 percent. City Staff recommends denial of the conditional use permit for land alteration within 75 feet of the lakeshore due to the significant amount of fill proposed to be removed. Staff is recommending approval of the variances to hardcover. Boynton stated that he is attempting to comply with the Planning Commission's directions with this revised plan, noting that he has reduced the size of the house, lowered the height of the proposed residence, and relocated the structure in an attempt to bring it more into compliance. Boynton expressed frustration at the length of time that the application has taken, and inquired whether there were any additional steps that needed to be taken in order for this application to be approved. • Dzurik commented that to his understanding the conditional use permit for grading within 75 feet of the lakeshore appears to be a problem but that everything else appears to be in compliance. 1 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 • (#1) #2410 PETER BOYNTON, 1973 FAGERNESS POINT ROAD -VARIANCES AND CONDITIONAL USE PERMIT—continued Dzurik stated if the conditional use permit is a problem, they would be willing to revise the plan to allow for a smaller walkout as currently exists in an effort to minimize the amount of excavation needed. Hawn stated in general she agrees with Dzurik's statement, but that normally the Planning Commission does not permit grading within 75 feet of the lakeshore. Smith noted that under City Staff's recommendations they do not find a hardship to allow for 30 percent hardcover in the 75-250'setback in addition to the hardcover being requested within 75 feet of the lake. Smith commented that she generally is in favor of the application. Lindquist stated that due to the lakeshore that exists on both sides, some variances are needed. Lindquist commented that overall structural coverage is within the required 15 percent, and that he is not aware of how the hardcover could be further reduced. Stoddard inquired whether the hardcover would fall under 25 percent if there was only one lakeshore setback. Weinberger stated that it would not be under 30 percent. Smith inquired what the 11 percent hardcover in the 0-75'setback consists of. Weinberger stated that was the portion of the house encroaching into the 75'setback. • Boynton commented that he relocated the residence to keep it in line with the neighbors. Stoddard stated that it is unfortunate the Applicant had to appear before the Planning Commission so many times in order to get this application approved, but that certain conditions must be met before approval can be given. There were no public comments. Smith noted that the proposed hardcover is less than what is currently existing. Weinberger stated that typically with a rebuild, it is treated as new construction. Boynton asked for clarification of a rebuild. Weinberger stated when an old structure is removed, the lot is treated as new construction and is generally held to City standards unless some type of hardship is demonstrated. Boynton commented that he has attempted to comply with the Planning Commission's directions as best as possible, and in his opinion this plan is acceptable. Lindquist moved, Nygard seconded, to recommend approval of Application #2410, 1973 Fagerness Point Road, permitting a variance to hardcover in the 0-75' setback and in the 75-250'setback as proposed, a variance to the 30 foot setback from the street to allow the garage,variances to lot area and lot width, and denial of the conditional use permit for land alteration in the lakeshore setback,with the understanding that the grade will remain as presently exists. The Planning Commission finds that a hardship does exist for lot area, lot width and the 75 foot lakeshore setback due to the two lakeshore III setbacks and the minimal amount of land available for a residence to be constructed on. VOTE: Ayes 7, Nays 0. 2 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 III (#2) #2501 CITY OF ORONO, 3601 BAYSIDE ROAD -VARIANCES AND CONDITIONAL USE PERMIT Weinberger stated that the City of Orono is requesting a conditional use permit and variance to relocate an existing dock at the north end of Stubbs Bay. Weinberger commented that this application was reviewed at the June Planning Commission meeting. The City of Orono has maintained a municipal dock and walking path for many years on the north end of Stubbs Bay. A recent survey by an adjacent property owner revealed that the dock and path were not located on City owned property. The dock has since been relocated on City property. Relocating the dock and walking path within the undeveloped Oak Street will require filling a small amount of wetland for the path. A small amount of fill is necessary to provide better access and handicapped access to the dock,which has existed for a number of years. This area also exists as a snowmobile access to Lake Minnetonka. Smith commented that snowmobiles are not allowed east of Stubbs Bay. Weinberger stated the City is proposing to place 180 square feet of fill in the wetland to create a base to accommodate a walking path to access the dock. The Wetland Conservation Act allows filling of wetlands up to 400 cubic feet if certain measures of avoidance and minimization are demonstrated. A permit is required from the MCWD to fill. Weinberger noted that the City has received a number of phone calls requesting that the dock remain as well as requests that some additional improvements to this area be made. The Parks Commission has reviewed this application and has concluded that this area will not be developed as parkland. The small size of the property limits any recreational use or placement of picnic 411 tables on the site. This dock is intended for pedestrian use only and not for boat storage, with no parking being allowed along Bayside Road. City Staff is recommending approval of this application. Gappa stated that the dock was relocated a few years ago, with direction being given by the City Council that this access be upgraded. Gappa commented that the fill is needed due to the uneven topography of the land. Gappa stated that this request is reasonable and necessary in order to improve the dock and walkway. Renae Mueller, 222 Bederwood Drive, stated she is in favor of the dock and that the existing dock should be maintained and improved, noting that the present dock is not very stable. Mueller commented that she had questioned whether a bench could be located near the dock, and inquired whether that would be permitted. Mueller stated as far as drainage is concerned, there is a catch basin and culvert in the area, which should be able to handle the runoff from the street. Jeff Mueller, 222 Bederwood Drive, commented he would like to see the dock improved, noting that he is not in favor of wetlands being filled, but that this dock should be accessible. Sherokee Ilse, Parks Commission, stated this application has appeared before the Parks Commission twice, with the general consensus of the commission that the filling of the wetland should be avoided if at all possible. Ilse commented that the Parks Commission would like to see the dock extended. Ilse also inquired if the fill was to be located in the area where the cattails have been cut down. • 3 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 1111 (#2) #2501 CITY OF ORONO, 3601 BAYSIDE ROAD -VARIANCES AND CONDITIONAL USE PERMIT -continued Gappa stated he was unfamiliar with what area had been cut down. Ilse stated that she personally is concerned that the City of Orono is setting a bad precedent by allowing the wetland to be filled, and urged the Planning Commission to consider other options. Ilse stated that the catch basin in this area appears to be clogged, and that in her opinion any fill placed in the wetland will wash away due to the runoff from the street. Ilse stressed the importance of the wetlands and how they should be preserved. Hawn inquired whether extension of the dock has been considered by City Staff. Gappa stated that extension of the dock would be difficult due to the uneven topography in the area. Gappa stated it is the City's intention to direct the water runoff around the walkway and to have the area reseeded. Stoddard inquired whether filling of the wetlands would impact the number of snowmobilers who currently access the lake from this area. Stoddard noted that handicap accessibility is one reason for the fill. Gappa stated it is his understanding that snowmobiles are not allowed east of Stubbs Bay and that this is a connection to the Luce Line, which has existed for many years. Jeff Mueller commented that the Snowmobile Association paid a significant amount of money for • that access and that this fill should not increase the number of snowmobilers who utilize this access. Gappa stated that the City will make this dock handicap accessible, noting that it is not the City's intention to allow boat launching in this area. Smith inquired how the City's survey could be inaccurate. Gappa stated that there was a change in ownership of the adjoining property, with the previous owner never raising an issue with the location of the dock. Gappa noted that the City has verified the property lines. Kluth commented that the City may legally be entitled to keep the dock in its old location due to the fact that it existed in that location for a number of years. Gappa stated that was considered and it was determined that it was easier to move the dock than to contest it legally. Hawn commented that in her view she does not see a compelling reason why the fill should be approved. Hawn noted that a letter from Madeline Pigeon was received indicating that she is not in support of this project, citing increased snowmobile traffic and runoff into the lake. Ilse remarked that she has not heard any negative comments regarding the snowmobilers, but suggested that a snow fence be erected in this area. Smith commented that the amount of fill being requested should not be minimized, and inquired how the amount of fill for this project compares with other applications requesting fill to be placed in wetlands. Gappa stated that the amount of fill proposed is approximately a truck and a half of dirt, noting that 4 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 (#2) #2501 CITY OF ORONO, 3601 BAYSIDE ROAD -VARIANCES AND CONDITIONAL USE PERMIT -continued the Wetland Conservation Act allows filling of wetlands up to 400 cubic feet and the amount of fill being proposed is minimal. Smith questioned whether the Planning Commission would approve other applications where a request is being made to fill wetlands. Gappa stated that filling of wetlands is mitigated through the Watershed District. Stoddard moved, Lindquist seconded, to recommend approval of Application#2501, City of Orono, 3601 Bayside Road,to grant a conditional use permit permitting 21.11 cubic yards of fill, and to grant a variance to hardcover within the 75' setback to permit 180 square feet of hardcover, subject to the condition that the Public Works Director personally oversee all work on this project to insure that the cattails and slopes are reseeded and that proper drainage is achieved into the wetland from the road, and that the Parks Commission review this application prior to any work being commenced. VOTE: Ayes 6, Nays 1, Hawn Opposed. Hawn indicated she was opposed to this motion because in her view it sets a dangerous precedent. Hawn commented that she would like to see the Public Works Department pursue installation of a snow fence in this area. Nygard commented that he would like to see improvements to the dock pursued as well. • SCHEDULED PUBLIC HEARING (#3) #2479 PETER ANDREA COMPANY, 555 STUBBS BAY ROAD NORTH -CLASS III SUBDIVISION, 7:15 p.m. -8:05 p.m. The Certificate of Mailing and Affidavit of Publication were noted. Mark Gronberg, Surveyor, and Jim Deanovic, Peter Andrea Co., were present. Weinberger stated the Applicant is proposing a seven lot subdivision for property located at 555 Stubbs Bay Road North. The developer has addressed most of the issues previously discussed by the Planning Commission. Preliminary septic reports have been reviewed and conditionally approved by Steve Weckman. The proposed subdivision creates a rural residential development with five plus acre lots served by private septic systems and individual wells. The proposed subdivision is in keeping with the general character of the neighborhood. Due to the topography of the site and wetlands, many of the lots are irregular in size and shape, but each lot appears to demonstrate a suitable building site within the required setbacks and allow for a primary and secondary septic site. Weinberger stated that Outlot A is intended to be a private road held by the Homeowners Association and will be responsible for the maintenance of the private road. The outlot is platted at 1,100 feet in length, with City Code allowing a maximum of 1,000 feet for cul-de-sacs. The road is being platted with the intent to extend the road when access is required to the west. Future extension of the cul-de-sac is shown as Outlot B. 110 Weinberger stated that this development lies within two major drainage districts. The City Engineer is recommending that the final plans include water quality provisions for storm water 5 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 41111 (#3) #2479 PETER ANDREA COMPANY, 555 STUBBS BAY ROAD NORTH -CLASS III SUBDIVISION, 7:15 p.m. -8:05 p.m. -continued leaving the northerly and southerly portions of the site, subject to the condition that the City Engineer reviews and approves the drainage plan and stormwater treatment pond within the development. Weinberger noted that the City of Orono has not adopted a stormwater management plan at this time, but at this time are requesting that money be escrowed in order to cover the expenses of future ponding. Weinberger commented that an adjacent property owner has expressed concerns about the impact of the private road in relation to her property to the east as it relates to traffic and headlights from vehicles entering Stubbs Bay Road. Weinberger stated that City Staff has looked at other possible locations for the driveway but feels that the proposed location of the road is the only suitable location due to the location of the stormwater management pond as well as the negative impact other road locations would have on the building sites for Lots 3 and 4. City Staff is recommending approval of this application subject to the conditions outlined in the Planner's Report. Gronberg stated that the proposed drainage plan will capture approximately 85 percent of the runoff from the road and divert it into the pond. Gronberg commented that buffer strips have been discussed as an alternative to ponding. Deanovic stated that this is the first time that he has been informed about an escrow for future ponding, noting that this application was filed approximately six months ago. • Hawn remarked that the Planning Commission usually defers to the City Engineer on any issues relating to drainage and grading. Gronberg commented in his view this issue could be worked out. Weinberger stated that it is possible that some buffering could be done in this development. Hawn inquired whether there were any public comments regarding this application. Donna Gause, 480 Stubbs Bay Road North, inquired whether the road could be located in another location. Weinberger stated that they have considered other locations but the proposed location works best for the entire development. Gause expressed concerns regarding water runoff, noting that a large amount of wetland exists in this area. Don Gause expressed a concern that the water runoff from the road will go directly into his driveway, noting that he currently is experiencing water runoff from Stubbs Bay Road, and that this issue needs to be addressed further. Gronberg stated that they are proposing to install a culvert and construct ditches in order to capture the water runoff and divert it into the holding pond. Hawn stated that the City Engineer will need to review and approve all drainage and grading plans for this subdivision and that the City will need to take appropriate steps to insure that proper S drainage is achieved. Hawn inquired what, if anything, could be done to prevent headlights from shining into the Gause's residence. Hawn commented that the trees presently located in that area 6 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 III (#3) #2479 PETER ANDREA COMPANY, 555 STUBBS BAY ROAD NORTH -CLASS III SUBDIVISION, 7:15 p.m. -8:05 p.m. -continued will help shield it somewhat. Hawn encouraged the developer to discuss this matter with the affected property owner. Gronberg stated they are willing to discuss this issue with the Gause's. Steve Harris, 385 Turham Road, inquired about the road easement in the southwest corner of this development. Weinberger stated that easement was actually a platted road at one time, but the City has never developed it. Weinberger stated that the City requires roads to be platted through if access is needed for future lots and that future access to the west could be created if necessary. Lindquist moved, Berg seconded, to recommend approval of Application#2479, Peter Andrea Company, 555 Stubbs Bay Road North, subject to the conditions outlined in the July 19, 1999 Planner's Report,with consideration being given to turning the road slightly to the south to alleviate the headlight concern. VOTE: Ayes 7, Nays 0. NEW BUSINESS: PUBLIC HEARINGS (#4) #2502 ORONO SELF SERVE -2160 WAYZATA BOULEVARD -VARIANCES AND CONDITIONAL USE PERMIT, 8:06 p.m. -8:10 p.m. • The Certificate of Mailing and Affidavit of Publication were noted. Bill Wear,Applicant, was present. Jenson stated that the Applicant is requesting an amendment to his conditional use permit to add a canopy and a variance to allow the canopy to be located six feet from the property line. The Applicant had previously submitted an application two years ago on the same request. The Planning Commission at that time recommended approval of the application. This item, however, did not proceed to the City Council as City Staff did not receive the required information from the Applicant. City Staff is recommending approval of this application. Smith inquired whether this was the same basic application that was submitted two years ago. Jenson stated that it was. Wear had no comment. There were no public comments. Smith moved,Stoddard seconded,to recommend approval of Application #2502, Orono Self Serve, 2160 Wayzata Boulevard, granting an amendment to his conditional use permit to add a canopy, and a variance to allow the canopy to be located six feet from the property line. VOTE: Ayes 7, Nays 0. III 7 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 • (#5) #2503 CITY OF ORONO,VACATION OF ALLEY ON PLAT OF BERGQUIST &WICKLUND'S ADDITION, ADJACENT TO SAGA HILL PRESERVE, 8:11 p.m. -8:15 p.m. -continued The Certificate of Mailing and Affidavit of Publication were noted. Jenson stated that the City of Orono is requesting vacation of a dedicated alley in the Bergquist and Wickland's Addition to Bergquist&Wickland's Park in order to provide better public access to the Saga Hill Preserve and to replace it with a shorter, more direct access. This public hearing is required for the vacation of the current alley and not the dedication of the new alley. Hawn inquired whether there were any public comments regarding this application. Wally Holzer, 1130 North Shore Drive West, inquired whether the easement was being eliminated. Hawn stated that it is. Hawn commented that this application relates to a larger agreement. Weinberger stated that the vacation of the alley will return the land back to the individual property owners and a new access to the park will be proposed. Lindquist inquired whether Holzer had seen the new proposed access. Holzer stated he has and is not opposed to it. Lindquist noted that the Planning Commission is just voting on the vacation. Berg moved, Smith seconded, to recommend approval of Application#2503, City of Orono, granting of the vacation of the alley in Bergquist and Wickland's Addition to Bergquist and Wickland's Park. VOTE: Ayes 7, Nays 0. (#6) #2504 WARREN AND TANA GARRETT, 650 BROWN ROAD NORTH -VARIANCES, 8:16 p.m. to 8:29 p.m. The Certificate of Mailing and Affidavit of Publication were noted. Warren Garrett, Applicant, was present. Jenson stated the Applicant is proposing to add an addition to the northeast corner of the home, a deck addition, which will be located on the southeast corner of the existing deck, and an inground swimming pool. The existing hardcover, including the total surface area of the additions, will not exceed 30 percent. A variance is needed to the average lakeshore setback. Staff feels that the proposed location is the most logical and will not block or interfere with the view of either neighbor towards the lake, with heavy vegetation between the residences. Jenson stated the Applicant is also requesting to install a three rail, split-rail fence, 5 feet in height, along the south property line to the lakeshore. The president of the West Shore Townhome Association has written a letter to the City protesting any fence being erected on the Applicant's property. The Applicants are proposing the fence due to the fact that the neighboring lakeshore owner to the south is a Long Lake City Park, and the Applicants have had people trespass on their property and dock. The Applicants feel that the proposed fence will be high enough to deter trespassers, but will not block the view of the adjoining homes. Garrett commented that the letter was written before his application was written, but that he is Swilling at this time to not construct the proposed fence. Garrett stated he was considering the fence to help deter people from using his dock.Hawn suggested that perhaps he consider installing a sign indicating that it is private property. 8 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 • (#6) #2504 WARREN AND TANA GARRETT, 650 BROWN ROAD NORTH -VARIANCES, 8:16 p.m. to 8:29 p.m. -continued Garrett inquired whether a fence located on the dock would be a problem, noting that he has some concerns regarding liability. Garrett indicated that the neighbor who has expressed disapproval of the fence was here at tonight's meeting but has left. Weinberger stated a fence located on the dock would be outside the jurisdiction of the City, and the impact that the fence located along the property line would need to be taken into consideration. Garrett stated he could install a fence on the dock with a gate which would require any trespassers to enter the water in order to obtain access to the dock. Lindquist indicated he does have a problem with a fence in the 0-75'setback. Gaffron stated the City of Orono has not adopted any codes relating to docks, but that he personally does not have any objection to a fence surrounding the dock to deter trespassers. Garrett indicated that he is willing to drop the fence portion of his application tonight. There were no public comments. Lindquist moved, Smith seconded,to recommend approval of Application #2504, 650 Brown Road North, granting of a variance to the average lakeshore setback to allow for a deck • additition, addition to the house, and an inground swimming pool,with denial of the variance for any fence. VOTE: Ayes 7, Nays 0. (#7) #2474 C. STEVEN AND SUSAN WILSON, 325 BROWN ROAD SOUTH/2150 ABINGDON WAY-VACATION, 8:28 p.m. -8:34 p.m. The Certificate of Mailing and Affidavit of Publication were noted. Steven Wilson,Applicant, was present. Weinberger stated that the Planning Commission and City Council has recently approved a subdivision of a lot line reararngement for properties located at 325 South Brown Road and 2150 Abingdon Way. City Code requires that the Applicants dedicate drainage and utility easements along all newly created property lines, which have been granted along the new property line. However, the previous underlying drainage and utility easement along the old property line was not vacated at the time the subdivision was approved, which should be vacated. Staff is recommending approval of this application. Wilson had no comment. Hawn inquired whether the Applicant would be agreeable to affirming the agreement with Abingdon Way. Wilson stated it would not be an affirmation, but merely notifying the owners of each lot in this division that they are liable for each easement. Wilson stated he would approach the homeowners III association requesting that the 60 foot pathway be eliminated from their agreement, which requires City agreement. 9 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 III (#7) #2474 C.STEVEN AND SUSAN WILSON, 325 BROWN ROAD SOUTH/2150 ABINGDON WAY -VACATION, 8:28 p.m. -8:34 p.m. -continued Hawn inquired whether that portion was before the Planning Commission as part of this application and whether any legal notice must be given to the adjoining property owners. Gaffron stated that it was, noting that technically action by the Planning Commission may not be required. Gaffron stated that in his opinion no notice is required. There were no public comments. Smith moved, Berg seconded, to recommend approval of Application#2474, 325 Brown Road South/2150 Abingdon Way, vacating the 10 foot wide drainage and utility easement along the previously existing property line between 325 South Brown Road and 2150 Abingdon Way based, and as a result of the lot line rearrangement, the obligation to maintain Abingdon Way will be maintained solely by Lot 5,west of the east 60 foot line, and not Lot 6. VOTE: Ayes 7, Nays 0. SKETCH PLAN REVIEW (#8) #2505 THE BANCOR GROUP, INC.,WILLOW DRIVE/6TH AVENUE NORTH -SKETCH PLAN David Newman, Bancor Group, was present, along with Marty Campion, P.E., of Otto &Associates. Weinberger stated the Applicant is proposing to develop a 58 acre parcel located at the southwest • corner of County Road 6 and Willow Drive North. The Applicants have proposed a concept plan to subdivide the property into 52 lots, with an average density of less than one acre per lot. The property is zoned RR-1 B, which requires two acres per unit. The Applicants are requesting that the property be rezoned to R-1A, allowing one acre per unit density, and to develop the property as a Planned Residential Development. The purpose of a PRD is to enhance the appearance of neighborhoods through preservation of natural open spaces and to counteract the effects of urban congestion. A PRD would allow the property to be developed at one unit per acre, with City sewer and water being available to these proposed units. This property could not sustain a rural style development with individual septic systems due to the high water table and soil types present. Weinberger stated that the property to the south may be developed at a slightly higher density, with a two acre density development east of Willow Drive, a low density residential neighborhood north of County Road 6, and the Orono School Campus to the west. This development would serve as a buffer between the lower density residential development to the north and east versus the other land uses to the south and west. The Applicants are proposing a plan that would result in the nearest home being located approximately 225 feet from County Road 6. Several berms are being proposed throughout the development, and each lot will be regraded to create walkout style homes. Access to this development would be off of Willow Drive, with no access off of County Road 6. City Staff recommends that the proposed intersection between the development and Shadowood Drive be aligned, whether it's through the extension of the northerly road or the other curb cut being relocated further north, to eliminate traffic turning left. The access points are proposed to be approximately 200 feet apart. • Weinberger stated that standard drainage and utility easements would be required, as well as 10 ORONO PLANNING COMMISSION MEETING MINUTES FOR JULY 19, 1999 • (#8) #2505 THE BANCOR GROUP, INC.,WILLOW DRIVE/6TH AVENUE NORTH -SKETCH PLAN— continued parkland dedication. Weinberger stated the Applicants could have the option of donating 8 percent of the land value or designating a portion of the development for trails. Weinberger stated that the hookup costs for City sewer and water will need to be discussed further. Weinberger noted that the City Council has established less restrictive zoning standards for other PRDS, including French Creek and Sugarwoods. Lindquist commented that he is hesitant to approve rezoning of this area due to the high density housing that is being proposed. Newman stated that the high density is necessary due to the connection costs for City sewer and water, noting that they have reviewed the costs involved in this project and that in order to offset their expenses, upper market housing will need to be constructed in this area. Lindquist inquired whether they have calculated the average lot size for this development. Newman replied they have not yet made that calculation. Campion stated that they are contemplating lots that average around a half-acre, with the smallest being one-third acre. Stoddard commented that he would like to see a residential development in this area, but that in • his view the City Council may wish to retain the two acre zoning. Stoddard stated he is unaware of the economics involved for this development, but that he personally would like to see larger lots. Newman stated that this is an expensive parcel of property to develop, and that not all the residences will be constructed with walkouts. Campion stated that the walkouts are necessary due to the high water table and soil conditions in the area. Newman stated that they have obtained two sets of soil borings because of the high water table and soils in the area. Hawn commented that the City is interested in providing more affordable housing and that the proposed high density will present drainage problems. Hawn inquired whether a landscaping plan has been developed in more depth. Newman stated they have not designed anything specifically for this development at this time. Newman stated in his opinion this site will never be developed for first time home buyers due to the high costs associated with developing this piece of property and that they are contemplating houses in the $350,000 range. Berg questioned whether the location of the access is an issue. Berg commented that she would also like to see lower density in this area, noting that in her view some of the proposed lots will be unbuildable due to the small lot size and large pond located in the area. Weinberger stated that the final location of the road will need to be reviewed once the layout of the IIunits is determined. ORONO PLANNING COMMISSION MEETING 11 MINUTES FOR JULY 19, 1999 (#8) #2505 THE BANCOR GROUP, INC.,WILLOW DRIVE/6TH AVENUE NORTH -SKETCH PLAN— continued Newman stated they have not reviewed whether the lots contain suitable building pads at this time, which will need to be addressed. Lindquist remarked that the developer will also need to submit a drainage and grading plan, noting that some wetlands do exist in the area. Stoddard stated in his opinion it is doubtful that any zoning under two acres will be approved. Smith commented that the residents are starting to take the view that the holding ponds are a natural feature to the area and should be turned into private beaches, which should not be encouraged. Smith stated that residents are also hesitant to have trails located close to their homes. Smith stated in her opinion the two acre zoning should be adhered to. Newman stated that he is committed to this project. PLANNING COMMISSION COMMENTS (#9) REPORT OF PLANNING COMMISSION REPRESENTATIVES ATTENDING COUNCIL MEETINGS ON JUNE 28, 1999 AND JULY 12, 1999 This item was not discussed. • (#10) OTHER ISSUES FOR DISCUSSION None (#11) PLANNING COMMISSION APPROVAL OF MINUTES FOR JUNE 21, 1999 Smith moved, Lindquist approved,to approve the minutes of the Regular Planning Commission meeting of June 21, 1999, as submitted. VOTE: Ayes 6, Nays 0, Kluth Abstained. (#12) SELECTION OF REPRESENTATIVES FOR CITY COUNCIL MEETINGS ON JULY 26, 1999 AND AUGUST 9, 1999 July 26- Hawn August 9 -Smith ADJOURNMENT Berg moved, Hawn seconded, to adjourn the meeting at 9:22 p.m. Elizabeth Hawn, Chair • 12