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FILE#LA19-000018 <br /> April 15,2019 <br /> Page 2 of 3 <br /> Septic System Status <br /> Septic reports have been provided for three of the four required sites. Staff has requested a <br /> compliance report for the system that is currently being used to support Lot 2. <br /> Analysis <br /> Conformity with 2010 - 2030 Orono Community Management Plan. The 2010-2030 <br /> Comprehensive Plan guides the property for Low Density Residential,0.5 to 2 units per acre. The <br /> proposal involves creation of 2 lots. The proposal is consistent with the comprehensive plan. <br /> Conformity with RR-1B Zoning District Standards. The property is currently zoned RR-1B One <br /> Family Rural Residential (2.0 acre). Three delineated wetlands on the property do not impact <br /> available buildable areas of the lots. The property is outside the MUSA boundary. <br /> Relationship to Surrounding Development. The proposed lots are consistent in character with the <br /> neighboring lots,though most of them are much larger(3.75 acres to 16.44 and 42 acres,all gross) <br /> Parks/Trails. Park dedication will be required for the one new lot. No trails are proposed. <br /> This proposal requires flexibility from a number of platting requirements including: Pavement <br /> width, Cul de sac(a hammerhead is proposed)and lot width. Lot area meets the standards, but is <br /> a unique configuration. <br /> Lot area. Lot area for lot 1 meets the standard (2 acres, dry buildable), though the lot shape is <br /> unique. The finger area,about 1/3 of an acre,is intended to add acreage to the lot,while preserving <br /> the home on Lot 2. The buildable envelope (exclusive of setbacks) of Lot 1 is approximately .89 <br /> acres. <br /> Pavement width. The use of the gravel driveway by three lots will trigger the upgrade of this <br /> driveway to a private road. The road will need to be paved to city standards, per section 82-281. <br /> The standard also requires a paved width of 24 feet,the plans suggest 20 feet wide. The applicant <br /> has suggested that the width is necessary to preserve trees along the property line. <br /> Cul de sac. The private road is proposed to terminate in a hammerhead type turnaround. While <br /> the hammerhead is supported by the fire chief(Exhibit E, attached), Section 82-283 requires dead <br /> end streets to terminate in a cul de sac. The cul de sac is necessary for delivery trucks, garbage, <br /> school busses and other large vehicles to easily turn around, in addition to fire and ambulance use. <br /> The Commission should discuss whether a deviation from the cul de sac requirement is appropriate. <br /> While delivery trucks will likely use individual houses driveways,refuse haulers typically pick up <br /> trash in the street. <br /> Lot width. Both lots touch the access road, sharing the 20 feet of pavement width. Lot width is <br /> measured at the building setback line. Lot 1 has over 360 feet of frontage. The building setback <br /> line for Lot 2 falls within a wetland easement. In these situations, the Council has supported <br /> flexibility by measuring the width outside of the wetland,but parallel to the front lot line. When <br /> applied to this project,the width of Lot 2 is 200 feet. <br /> Wetlands/ wetland Impacts. To access the site, the driveways to both lots will go through a <br /> wetland buffer. Some statement from the watershed district will be necessary to support that <br /> configuration. It is recommended that the private road be extended through the wetland buffer, <br /> to consolidate drives through the wetland. The preliminary plat shows a 40 foot wetland buffer <br />