HomeMy WebLinkAbout05/21/2007 Planning Commission Minutes r .
MINUTES OF THE �
ORONO PLANNING COlVIlVIISSION
Monday,May 21,2007
6:00 o'clock p.m.
ROLL �
The Orono Planning Commission met on the above-mentioned date with the following members present:
Chair Ralph Kempf,Commissioners Michelle Winer,Tess Rice,Dick Kroeger, and Kim Kang.
Representing Staff were Planning Director Mike Gaffron,Planners Evelyn Curtis and Melanie Curiis,and
Recorder Jackie Young. City Council Dave Rahn were present.
Chair Kempf called the meeting to order at 6:02 p.m.,followed by the Pledge of Allegiance.
APPROVAL OF MINUTES
1. PLANNING COMMISSION MEETING OF APRIL 16,2007
Kempf requested the minutes be corrected on page three to reflect that he asked whether ongoing
maintenance would be required.
Kroeger moved,Kang seconded,to approve the Planning Commission minutes of Apri116,2007,as
corrected. VOTE: Ayes 5,Nays 0.
CONSENT AGENDA
Item No. 6 was added to the Consent Agenda.
Kempf moved,Rice seconded,to approve the Consent Agenda as amended. VOTE: Ayes 5,
Nays 0.
*2. #07-3288 MICHAEL WENGLER,2420 FOX STREET,VARIANCE
Kempf moved,Rice seconded,to recommend approval of Application#07-3288,Michael Wengler,
2420 Fox Street,granting of a variance to allow construction of a building addition in order to
make two buildings into one oversized building. VOTE: Ayes 5,Nays 0.
OLD BUSINESS
3. #07-3280 VOGUE ICF,1348 and 1350 REST POINT CIRCLE,VARIANCES,6:07—6:41
P.M.
John Vogstrom,Vogue ICF,and Tom Parker,Property Owner,were present.
Turner noted this application was tabled at the April Planning Commission meeting with the applicant
being directed to eliminate the height variances. This morning the applicant brought in a revised plan that
lowers the house at 1348 an additional foot and eliminates the height variance. The applicant also
indicated he never intended to apply for a height variance.
PAGE 1
MINUTES OF THE
ORONO PLANNING CONIlVIISSION �
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3280 Vogue ICF,Continued)
The applicant is requesting the following variances: A lot area of 0.33 acre when one acre is required; a
lot width of 67 feet when 140 feet is required; 29 percent hardcover in the 75 to 250 foot zone when the
maximum is 25 percent. The applicant is also proposing to remove all the structures that are located
within the bluff setback and replace them with a tram system. Most likely the restoration work at 1350
would require a conditional use permit and the applicants would need to submit a CUP application. The
same situation is also true for 1348.
The Planning Staff recommends approval of the lot width and lot area variances subject to omitting an
exterior door on the lower level and approval of some level of hardcover variances. The City Engineer
has also requested that standard erosion control methods be utilized down the center of the two lots. If it
is determined that conditional use permits are required for the restoration work,those should be applied
for prior to obtaining the building permits. Turner noted the height variance has been withdrawn by the
applicants.
Vogstrom stated they are basically requesting the hardcover variance and they are willing to keep the
height of the buildings below the maximum amount allowed. Vogstorm indicated they would have a tram
go down to the water and that they would like to restore that area.
Vogstrom stated he did speak with Planner Turner regarding the drainage. By lowering the house on
1348, a deeper swale is allowed to be created to help with the runoff. The existing boulder wall is located
close to the setback and could be built up slightly higher to create another swale. Vogstrom indicated on
the overhead the area where he would like to construct a swale.
Kempf stated the swales in his opinion will help with the runoff.
Kroeger inquired about the door that would need to be removed.
Turner stated the architect had added an exterior door from the furnace room to go outside,which
required a retaining wall and should be removed. Turner noted the door is not depicted on the exterior
elevation drawings.
Vogstrom stated he was not aware of that as he has been out of town until recently and that if it is not
workable,it would not be done.
Kroeger inquired whether the location of the tram has been deternuned.
Vogstrom indicated they have not determined an exact location but that they are considering two separate
trams next to each other. One tram located down the middle of the two properties would be preferable but
he is concerned there could be issues about sharing it.
Kempf opened the public hearing at 6:15 p.m.
Denny Walsh, 1354 Rest Point Circle, stated he has two issues with the proposal,one relating to the
drainage,which appears to be addressed,and a general issue with the hardcover requirements of Orono.
Walsh noted the requirement on a new house is 25 percent hardcover. Walsh expressed a concern that if
the City approves hardcover in excess of that on a fairly regular basis,the higher number would then
PAGE 2
MINUTES OF THE
ORONO PLANNING COMMISSION
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3280 Vogue ICF,Continued)
become the new standard. Walsh stated it was his understanding that there had to be some hardship
demonstrated and that the hardcover is not controlled by the price of the land.
DeAnne Compton, 1342 Rest Point Circle, stated she also has a concern with the drainage and the fact
that their cottage was not depicted on the survey. Compton indicated she did speak with the City
Engineer,who stated he was not aware of the cottage. Compton requested the survey include their
cottage and that the runoff from this property not be directed toward their cottage.
Kroeger inquired whether the cottage is on their property or on the subject property.
Compton stated the cottage is on their property and that it appears to have been hand drawn on the survey
but is not to scale. Compton stated she also has a concern regarding the massing on the lot and that it had
been recommended by several commissioners that the size of the structure be reduced to avoid the need
for a variance.
Jack Edwards, 1340 Rest Point Circle,stated at the last meeting he had the understanding that the
consensus of the Planning Commission was that these two houses were too large for the properties and
that they should be adjusted accordingly. Edwards stated outside of the height variance being dropped,
the size of the house has not been addressed.
Jan Dematteo, 1336 Rest Point Circle, stated it was implied at the beginning of this meeting that the only
issue was the hardcover. Dematteo stated she understands that larger houses are going to be built in this
area and that Mr.Walsh's house,which is a larger sized house,is located on two lots that were combined.
David Bois, 1360 Rest Point Circle,inquired when the swales were drawn on the overhead. Bois noted
the swales are not included in the packet that they received.
Turner stated the plan on the overhead reflects the lowering of the house an additional foot. Turner stated
the arrows on the drawing are not swales and merely indicate the direction of the drainage. Turner stated
the contours of the property changed with the drop in the height of the house.
Bois requested the Planning Commission look at the drainage in this area very carefully and take adequate
steps to ensure that the runoff will not be directed toward the neighboring properties.
Kempf noted the City does employ the services of an engineer to review and approve the drainage prior to
the building permit being issued.
Compton inquired whether the City Engineer has seen this latest revision.
Turner stated City Staff received the revised plan this morning and that the City Engineer has not yet
reviewed the plan. Turner stated in her view,given the larger swale,the City Engineer probably would
not have a problem with the drainage as now depicted on the revised plan.
Winer assured the neighbors that the engineer employed by the City is very competent.
PAGE 3
MINUTES OF THE
ORONO PLANNING COMMISSION
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3280 Vogue ICF,Continued)
Thomas Parker addressed the Planning Commission regarding his application. Parker stated he did speak
with the neighbors earlier this evening and that they would be taking the necessary steps to protect the
neighbors from experiencing any runoff from their property. Parker stated they are proposing to create a
crown down the west property line to help eliminate 90 percent of the water that currently flows towards
Mr.Walsh's property. Down spouts and gutters would also be installed on the house.
Parker stated as it relates to the lot adjoining the property containing the cottage,they would be creating a
swale to help keep the runoff on his property.
Walsh stated the drainage in his mind is a solvable issue as long as there is proper care taken to ensure
that all the issues are addressed.
Mark Altenhofen 1342 Rest Point Circle, stated there is also a problem with the runoff from the street.
Altenhofen inquired whether these lots would be higher than the elevation of the street and would be
pushing more water onto the street. He has a problem with water from the street running down his
driveway.
Parker stated the driveway would be lower than the street and that the water off the driveway would be
diverted down the common property line and around the houses to the swales along the outside property
lines.
Vogstrom stated they did lower the driveway approximately two feet below the road and that there would
be a swale created to divert water off of the driveway. Vogstrom stated the water runoff along the sides
of the properties is easy to correct and that they would be taking the appropriate steps to ensure that the
runoff will not go onto the neighboring properties.
Altenhofen inquired how much fill would be brought in.
Vogstrom stated it is unlikely they would need to bring any fill in and that they may have a little excess
dirt on the lots after construction of the homes that would need to be removed. Vogstrom noted as it
relates to massing of the homes,the homes are relatively small and consist of garages that are 22'by 24'.
The square footage of the house on the first floor is 1263 square feet,the garage is 523 square feet,the
decks are 158 square feet, and the driveway is 602 square feet. Vogstrom stated this size house should fit
in well with the neighborhood.
Altenhofen inquired whether the decks are included in the hardcover numbers.
Vogstrom stated they are.
Altenhofen inquired how far the deck sticks out from the house.
Parker illustrated the location of the deck on the overhead and stated the current deck on the house at
1350 is much bigger than what is being proposed.
Kempf closed the public hearing at 6:33 p.m.
PAGE 4
MINUTES OF THE
ORONO PLANNING COMMISSION
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3280 Vogue ICF, Continued)
Winer asked whether the driveway or sidewalk could be reduced.
Turner noted the shared driveway requires more hardcover than separate driveways. The extra hardcover
comes from the decks and a small amount from the house. Turner stated one lot is over by 365 square
feet and the other lot is over by 347 square feet.
Kang inquired how big the smaller decks are that are located off the master bedroom.
Parker stated they are 4' x 12'.
Turner stated two feet of the deck is considered to be eave.
Kempf stated he understands the neighbors concerns regarding the drainage and that this is a difficult
neighborhood given the drainage problems that have been experienced. Kempf stated the City Engineer
would be reviewing the drainage plans and would ensure that the runoff is handled appropriately for this
project.
Kempf stated combining the two lots would result in one big house and that the two houses on the two
separate lots would fit in better with the neighborhood. Kempf stated he likes the shared driveway and
the elimination of the height variance.
Kroeger stated it sounds like everyone is confident that the drainage can be resolved and that even though
the hardcover is slightly over,it is located more toward the back of the lot rather than the lake side of the
lot. Kroeger stated he does understand the concept that the City's limit on hardcover can creep up over
time but that this plan is a good improvement from what was originally proposed.
Winer moved to recommend approval of Application#07-3280,Vogue ICF, 1348 and 1350 Rest
Point Circle,based on the revised plan presented tonight,subject to the basement exterior doors
being removed,subject to review and approval of the drainage and grading plans by the City
Engineer,and further subject to the submittal of a conditional use application if necessary prior to
the issuance of a building permit.
Turner inquired whether the proposed level of hardcover is acceptable.
Kempf noted on 1350 Rest Point Circle the hardcover is 29 percent and the hardcover for 1348 Rest Point
Circle is 28.76 percent.
Kroeger seconded the motion. VOTE: Ayes 5,Nays 0.
PAGE 5
MINUTES OF THE
ORONO PLANNING COMIVIISSION
Monday,May 21,2007
6:00 o'clock p.m.
NEW BUSINESS
4. #07-3286 CRAIG OLSON,4775 NORTH SHORE DRIVE,VARIANCES,6:41—6:51 P.M.
Craig Olson,Applicant,was present.
Curtis noted she did distribute some revised hardcover numbers that the applicant dropped off today.
The applicant is proposing to construct a new entrance and a lakeside deck onto the existing home. As
part of their application,the applicant is requesting a hardcover variance for the 75-250 foot zone.
Hardcover removals have been proposed. Curtis noted the applicant's home has five foot overhangs and
would be counted as hardcover. The proposed entry would be located under the existing overhang.
Forty feet of the proposed deck is attached to the home and would also be under the overhang. The
proposal results in a loss of 108 square feet of patio and 84 square feet of driveway.
The Planning Commission should discuss whether it is reasonable to grant a bluff setback variance for the
lakeside deck. The City Engineer should evaluate the landscaping on the adjacent property in order to
deternune the best solution.
Planning Staff recommends approval of the variances to allow construction of the rear entry to the home.
Kroeger inquired whether Lot 10 is city-owned property.
Curtis stated it is.
Kroeger inquired whether the landscaping on that lot is the property of the city.
Curtis stated that is the applicant's landscaping but is located on city property. Curtis indicated there is a
pea rock area which would need to be removed and that a sidewalk would probably need to be provided
for in the hardcover calculations. If the Planning Commission is coxnfortable with the application,the
applicant could be directed to include a sidewalk.
Olson stated the existing front entry would fit under the roofline and that the patio would be totally
removed,which reduces the hardcover by 108 square feet. The retaining wall has existed for a number
of years but he is unsure why it was originally constructed.
Kempf opened the public hearing at 6:45 p.m.
There were no public comments.
Kempf closed the public hearing at 6:45 p.m.
Kempf commented that this house is surprisingly close to an extremely steep bluff and that the main
concern of the Planning Commission should be the protection of that bluff. Removal of the patio from
the proximity of the bluff discourages human activity near the bluff and helps to redirect human traffic up
to a deck level and away from the bluff. In addition,along the west side of the house,there is plastic with
pea rock,which should be removed. Kempf noted the pitch of the roof appears to dump down on that pea
rock and goes towards the lake.
PAGE 6
1VIIlVUTES OF THE
ORONO PLANNING COMMISSION
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3286 Craig Olson,Continued)
Olson indicated he is fine with removing the pea rock and plastic.
Kempf recommended that side of the house have gutters and downspouts installed.
Olson stated he would.
Kempf stated it does not appear that any hardcover can be removed from the driveway.
Kroeger stated the proposal seems reasonable and that human activity has been pulled back away from the
bluff with this proposal. Kroeger stated the removal of the pea rock and the plastic would also be an
improvement.
Kempf moved to recommend approval of Application#07-3286,Craig Olson,4775 North Shore
Drive,granting of a 75-250 hardcover variance,a bluff setback variance of 18 feet,and a rear yard
setback variance in order to construct a new covered entry and lakeside deck to the home.
Curtis recommended the hardcover numbers be verified.
Kempf amended his motion to require that the hardcover calculations be verified to reflect the plan
as presented,and the granting of a rear yard setback to allow for the new entry addition with the
understanding that the plastic and pea rock will be removed,subject to the City Engineer
evaluating the landscaping on the adjacent lot. Winer seconded. VOTE: Ayes 5,Nays 0.
5. #07-3290 DRK FAMLY ASSOCIATES,2523 KELLY AVENUE,VARIANCE
This application follows Item No. 8.
*6. #07-3291 EKHOLM,2606 WEST LAFAYETTE ROAD,VARIANCE
Kempf moved,Rice seconded,to recommend approval of Application#07-3291,Elkholm,2606
West LaFayette road,granting of hardcover variances in order to construct an addition to the
egisting home. VOTE: Ayes 5,Nays 0.
SKETCH PLAN
7. #07-3287 THOMAS WEBBER,3559 LYRIC AVENUE,SKETCH PLAN
Gaffron stated this sketch plan would be a Class II Subdivision if it proceeds forward. The applicant is
proposing to divide in half his currently nonconfornung lot to create two even more nonconforming lots.
The applicant was advised by Staff that this is not feasible,but the applicant has chosen to make a sketch
plan application. The City Attorney has advised that in order to preserve the applicant's due process
rights,the City must review the application,even if denial is virtually a foregone conclusion based on the
PAGE 7
MINUTES OF THE
ORONO PLANNING COMMISSION
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3287 Thomas Webber Sketch Plan,Continued)
language of the City ordinances. Gaffron noted this would be a Class II subdivision,which requires a
plat.
' Section 78-1567 states that"Permitted uses or application of the various provisions of this chapter or
other laws,including provisions relating to conditional and accessory use,uses authorized by special
permit,variance,the application of any credit,formula,or special planning procedure,whether singly or
in combination, shall not result in a density greater than four dwelling units per acre of dry buildable land
or air space used for construction in any zoning district." Section 82-48 of the Subdivision Code suggests
that the variances will not in any manner vary the minimum requirements for a lot as set forth in Chapter
78 as applied to the entire subdivision, and that the splitting of this lot would be a violation of that section
of the code.
Further,variances shall not be approved to increase the overall subdivision density above the minimum
lot area requirements of the applicable zoning district. Lot dimensions shall comply with the minimum
standards of the zoning chapter.
Gaffron stated this is a legally existing record lot. Even though this consists of three historically platted
lots,they have been legally combined for more than three decades, and that the idea of trying to create
two lots might seem reasonable given the lot sizes of the other lots in the neighborhood. However,a
number of the lots in this neighborhood are double lots or three or four lots that have been combined.
The applicant has provided a sketch plan depicting how the lots would be divided and built on. Gaffron
stated this proposal shows the existing house and the detached garage removed with a new proposed
house. The new lots would be approximately 75 feet wide and 130 feet deep. Gaffron noted the lot area
might be reduced further by dedication of a roadway and would be inconsistent with the remaining of the
rest of the neighborhood.
Storm water and drainage improvement fees would be required of$4,575 per acre,or about$2100 for this
site.
This neighborhood was sewered in 1954 and each property was assessed. The house on Lot 9 was burned
around 1970. The owner of Lots 7 and 8later acquired Lot 9 and the sewer assessment for Lot 9 was
deleted.
The property is within the MLTSA and does have municipal sewer and water directly available. Sewer
was brought to the neighborhood in approximately 1963 and the property was assessed for 150 feet of
frontage and two sewer units. When the house on Lot 9 was burned and demolished in approximately
1970,the then owner of Lots 7 and 8 acquired Lot 9 and combined it with Lots 7 and 8. The second
sewer unit assessment was deleted when the combined property was re-assessed. The sewer maps show
stubs for Lots 7 and 8 but not Lot 9.
There are no wetlands on the property.The site is not heavily wooded. The small urban setting does not
rise to the level of suggesting Conservation Design is necessary. Drainage is perhaps the greatest
concern. The site drains to the west toward the neighboring residence and to the south toward the Dairy
Queen parking lot.
PAGE 8
11�IINUTES OF THE
ORONO PLANNlNG COMMISSION
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3287 Thomas Webber,Sketch Plan,Continued)
Kroeger inquired why this area would be zoned one-half acre.
Gaffron stated this neighborhood,which is located on the north side of Navarre,was zoned for one-half
acre since early 1967 and that this standard may have been to limit the density. Gaffron stated the issue
of hardcover and density was probably an issue and also reflected that there is a wide variety of lot sizes
in the neighborhood. Rather than creating a zone that allows a one-sixth of an acre,they required one-
half acre lots in order to protect the lake.
Kroeger noted this area is within walking distance of the business district of the City of Orono. Kroeger
indicated he understands the water quality issues.
The applicant was not present.
Kempf stated he would not encourage higher density in Navarre and that there are neighborhoods where
there are a number of small lots since it can become oppressive. Kempf stated he likes a mixture of
smaller and larger lots but that it does not appear that this would result in a more desirable and expensive
property.
Winer inquired whether the City's Comprehensive Plan would be affected at all with this proposal.
Gaffron stated one of the issues is that any development within the MUSA should be developed at three
units per acre. A comprehensive plan amendment is probably not necessary but the neighborhood would
likely have to be rezoned rather than just simply these lots,which would constitute spot zoning.
The Planning Commission took no formal action on this item.
8. #07-3289 PRC DEVELOPMENT CO.,2940 SIXTH AVENUE NORTH,SKETCH PLAN
Susan Seeland with PRC Development and Roland Aberg with Hart/Howerton were present.
Roland Aberg stated they are proposing a project on the corner of County Road 6 and and Homestead
Trail consisting of approximately 22.87 acres,which does not include the right-of-way of the two roads.
The site borders Medina on the north and is currently zoned RR1B,which has a minimum lot size of two
acres. A standard subdivision was prepared for the site based on that current zoning. It shows there are
six potential lots.
When this site was being considered for development,a number of amenities to the property were
identified,which include a number of trees, some wetland area and the views. Aberg stated based on the
topography of the site,they are proposing a Planned Residential Development. The plan proposes a
single road with a rural road feel and six home sites. Aberg stated the benefit of the project,by arranging
the homes in this way,is that is helps to preserve the overall wetlands,preserves all the woodland,and
leaves a lot of open space in and around the lots.
PAGE 9
�
MINUTES OF THE
ORONO PLANIVING CONIMISSION
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3289 PRC Development Company,Continued)
Aberg stated they are proposing a minimum of three-quarter acre lots,with the remaining land to be held
in common with a homeowner's association. When the lots are added up and subtracted from the total
land available,approximately 18.4 acres would be held as open space in a conservation easement that
would be managed and maintained by the homeowner's association. Also being proposed are building
envelopes in the range of 13,000 square feet,which take up approximately 40 percent of each of the
individual building home sites. The internal road is proposed to be a private road at a right-of-way width
of 50 feet and 22 feet of actual paved roadway. Aberg stated the cul-de-sac is approximately 500 feet in
length. Aberg noted there is a potential access point onto County Road 6 but that it is not necessary and
would be a choice of the City.
Aberg displayed a series of elevation sections illustrating County Road 6,the woodland,the location of
the road,and the location of one of the homes. Aberg indicated the home would be set a little down the
slope and that the land would be terraced slightly. A slight berm is being proposed along Homestead
Trail,which would be landscaped and would help to buffer the homes. Aberg stated the front of the
homes would look like one and a half stories but that they need to work with the City's planner on how
the City deternunes the height of a structure.
Aberg illustrated the proposed landscaping for the site,noting that their intent along County Road 6 is to
build up the berm in that area and also have plantings to help buffer the homes. In addition,in the area of
the existing pines and evergeeen trees,they would propose a mix of deciduous and other plantings to
create a more natural look. The woodland planting would also continue further down Homestead Trail.
Within the development itself,plantings would be done in various locations on the individual sites to help
frame each lot.
Aberg illustrated the area where they are proposing to construct berms in order to protect the development
from County Road 6. Also being proposed is a deer fence that would be woven into the woods with a
portal into the development being created. Rain gardens are also being proposed for this low impact
development. Discussions are ongoing with the Minnehaha Watershed District concerning this project.
Also proposed for the development is a community wastewater system. Soil tests have been completed
and their engineer is confident that that type of system would work on this site.
Aberg stated each home has been architecturally design to fit more naturally into the land. Aberg stated a
shared pool for the six homes is possible and that they would be providing ample screening in the form of
berms and special planting. Aberg stated in their view this proposal meets a number of the City's goals
and helps to maintain the rural character of Orono and fielps protect the wetlands and other natural
resources on the site.
Kroeger inquired whether the Jamestown sewer project could be extended to service this development.
Gaffron stated there are a variety of issues that would factor into that kind of a decision. Gaffron noted
that is a pressurized system that is designed for a certain number of homes. Gaffron indicated there is the
potential that six additional homes could be added to it. In addition,there is also the issue of whether the
City would like to expand its MUSA territory. Gaffron noted based on the Metropolitan Council's
calculations for new developments,a development of nine units on six and a half acres would reduce the
City's density of sewered development since 2000 from 3.4 to 2.9 units per acre. This would become an
issue for the Metropolitan Council,which has been requiring a minimum density of three units per acre
PAGE 10
1VIINUTES OF THE
ORONO PLANNING COMIVIISSION
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3289 PRC Development Company,Continued)
for MLTSA expansions. Staff has felt that this property should be sewered and that a community drain
field system is something that the City's sewer inspector would need to review.
Kroeger stated the conservation area could possibly be excluded from that calculation.
Gaffron stated the wetlands could also potentially be excluded. Gaffron stated there aze a number of
issues that surround this development but that this development has been well thought out and that the
community septic system does allow more open space.
Aberg pointed out they currently they have a 35-foot wetland setback and a 20-foot wetland buffer,with
another 30 feet of rear yard buffer.Aberg stated they could increase their buffers if need be.
Seeland stated she has had conversations with Metropolitan Council over what constitutes open space and
their reply has been that open space is anything that is permanently protected from future development,
which means that certain areas could be removed from the calculation. Seeland indicated three units per
acre would be difficult to achieve,however,on this site.
Rice inquired whether there is a development planned for the land to the north.
Aberg stated there is no plan currently for that site although there are discussions that are underway.
Rice commented if that area to the north is developed,it is likely that sewer would be brought in to serve
those homes.
Gaffron stated when you are standing at the intersection of Old Crystal Bay and County Road 6,what is
visible is an open slope. Gaffron pointed out that nearly all the slope is within the City of Medina and the
City of Orono cannot control what happens on the Medina side of that line. The City's Rural Oasis Study
was to preserve the long views with a backdrop and that currently that view has a backdrop of a sky and a
grassy slope,and that if houses are eventually constructed there,the backdrop would be houses. Gaffron
stated he is unsure how to preserve that vista on the Medina side except to ask Medina to require some
type of buffer along that area.
Kroeger noted that area is also approximately 800 or 900 feet away,which would help to negate the
visual impact of the houses.
Winer inquired whether the applicant owns the 170 acres to the north.
Seeland stated they do and that they have been discussing with Medina the creation of a conservation
easement for that area along the property line as well. Seeland stated they have submitted a conservation
plan that included sewer on the 50 acres that abuts Orono and that they are proposing to take 50 percent of
the land and put it in a conservation easement. The slope would be open space and the 120 acres to the
north would be put into a conservation/subdivision layout resembling Hugo's and Corcoran's open space
plan. The calculation comes out to 75 units on 50 acres,with 50 percent going into conservation and then
27 units on the balance of the 120 acres. Seeland stated Medina has indicated they are not ready to
include that property in the MLTSA at the present time. Seeland indicated they would not be developing
that land in the near future.
PAGE 11
MINUTES OF THE
ORONO PLANNING COMIVIISSION
Monday,May 21,2007
6:00 o'clock p.m.
(#07-3289 PRC Development Company,Confinued)
Winer inquired when the City's Comprehensive Plan needs to be upgraded.
Gaffron stated the City has until August of 2008 to update their Comprehensive Plan and that there
probably will not be any significant changes proposed. Gaffron stated some areas that would be looked at
include the Navarre area and parks.
Kempf stated the fire department tends to look at two main issues,which include two access points into a
development and a wide enough street to accommodate emergency vehicles. A narrower road is
appropriate for a more rural area and also helps to slow traffic down. Kempf expressed concern about
having another access onto County Road 6 given the amount of traffic on that road. Kempf stated he likes
the Rural Oasis goals being taken into consideration in this development.
Kempf questioned whether the building area of Lot 6 encroaches into the trees.
Aberg illustrated the location of Lot 6 and the trees. Aberg stated the intent is to preserve the trees as
much as possible.
Kroeger inquired whether only emergency vehicle access would be allowed off of County Road 6.
Ahberg stated that is the intent.
Gaffron noted this item would be before the City Council on June 11�'.
The Planning Commission took no formal action on this item.
5. #07-3290 DRK FAMII.Y ASSOCIATES,2523 KELLY AVENUE,VARIANCE
Winer moved,Kempf seconded,to table Application#07-3290,DRK Family Associates,due to the
absence of the applicant. VOTE: Ayes 5,Nays 0.
PLANNING COIVIlVIISSION COMIVVI�NTS
9. REPORT OF PLANNING COMMISSION REPRESENTATIVES ATTENDING
COUNCIL MEETINGS APRIL 23,2007 AND MAY 14,2007
Kroeger stated he attended the Apri123'�City Council meeting. Kroeger reported that one of the issues
that was discussed at length was how the City needs to define a remodel versus a rebuild. Kroeger noted
the Bracketts Road development was approved and that discussion was had regarding establishing an
environmental commission.
Kang reported on the May 14�'City Council meeting and noted that the CMP Amendment for Stone Bay
was withdrawn after a lengthy discussion. The parties were told that they had to go through the PUD
process.
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MINUTES OF THE
ORONO PLANNING COMMISSION
Monday,May 21,2007
6:00 o'clock p.m.
(Report of Planning Commission Representatives,Continued)
Gaffron stated one of the issues is that the co-op does not want to spend the money to put in a PUD
application if this use is not going to be allowed on that site. Gaffron stated Staff is compiling a list of
questions for the co-op and bank to answer,which would help define some of the wilrnowns at this time
before the City makes a more formal commitment.
Kang stated the main concern of the Council appears to be that the food co-op may not be viable in the
long run and would leave the door open to other retail on that site.
Kroeger commented he is somewhat confused on how that application has gone back and forth and that it
was his understanding the Planning Commission was supposed to look at only land uses for this site at
this sta.ge of the process.
Gaffron stated two of the initial concerns of the City Council were the viability of the food co-op and
� whether there is the support of the community for this type of business.
10. OTHER ISSUES FOR DISCUSSION
Gaffron noted a work session has been scheduled for June 6�'. Gaffron suggested the Planning
Commission perhaps take a tour of what was approved over the past year to give them a visual of the
finished projects.
11. SELECTION OF REPRESENTATIVES TO ATTEND CITY COUNCIL MEETINGS ON
MAY 29,2007 AND JTJNE 11,2007
May 29,2007—Kempf
June 1 l,2007—Rice
ADJOURNMENT
Kempf moved,Winer seconded,to adjourn the Orono Planning Commission meeting at 8:10 p.m.
VOTE: Ayes 5,Nays 0.
ph Kempf, hair
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