09/16/2013 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, September 16,2013 6:30 o'clock p.m. Tree preservation within the remainder of the site will potentially be the areas immediately abutting the wetland as well as at the southeast corner of the wetland and the areas north and northwest of the wetland. Exhibit M reflects Staff's estimation of the areas of the overall site that would potentially not be disturbed as part of the development process. The areas not hashed are very likely to be denuded as part of the development process based on the grading plan. Gaffron noted the plan also shows generally where significant trees six inches or greater are located. The applicant has indicated that there will be a large area along the east border that will not have any of the existing trees left. In the area by the houses, there will also not be any trees remaining. Gaffron indicated the hash marks show the area that will potentially be preserved. Gaffron indicated there are two existing houses on the site as well as a garage and maybe one or two other outbuildings on the property located in the southwest corner. Staff would expect that those buildings would be removed prior to final plat approval. As it relates to road dedication,the question in Staff's mind is whether or not the City should require 30 feet or 50 feet. The extra footage would be required in the event Northern Avenue has to be moved out of the railroad right-of-way. Gaffron indicated this is one opportunity the City can gain right-of-ways for roads and that Staff would recommend 50 feet be required. The City has received a number of comment letters from the neighborhood, including one additional one that was received tonight. Gaffron noted there are a number of concerns being expressed by the neighborhood. The neighborhood feels this is a beautiful, natural area and it will end up being developed unless the neighbors purchase the land. Gaffron stated in his mind the City will not be able to find the resources necessary to purchase the property and convert it to park land. The final question is whether or not the development that is proposed is the best development for this site or are there options where the site could be developed differently and more of the property is preserved. The proposed plat has a number of flaws as drawn and does not meet certain standards contained in the subdivision code. Whether it can be reworked to meet all of the subdivision requirements is unknown and that the property more ideally should be developed as a planned residential development or other type of development that allows clustering along Northern Avenue or is somehow able to preserve large portions of the property. Gaffron indicated one of the disadvantages to that type of development includes the possibility that you will end up with a number of houses up against the road. Gaffron indicated he prepared some sketches to give the Planning Commission an idea of what might be possible on this site. The sketch on the overhead depicts five houses. The lot with the X does not meet the City's area and width requirements but the other lots meet those standards. Gaffron indicated you would also have back lots that meet the three- quarters of an acre but overall you would only have five conforming lots. The next sketch depicts six lots that would be located up next to the roadway. Each of those lots is only 77 feet wide and do not meet the 100-foot standard. Gaffron noted all of the lots would have the required acreage but the layout would potentially preserve more of the back property. The third sketch is designed under a planned residential development. Under this plan there is a possibility of creating pads where each building would be situated, putting conservation easements over Page 25 of 34