11-18-1996 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON NOVEMBER 18, 1996 ( #iA - #2197 John O'Sullivan and North Central CBA - Continued) Gaffron indicated that the public purpose of a trail is a harder issue to resolve. He noted that the applicant has suggested a trail around the north end of the property between Olive Avenue and Shadywood Road. The Park Commission reviewed the situation at their last meeting and concluded that the best option for a trail would be to come down Navarre Lane. This option on the east side between the two parking lots would best serve the residential area. The Park Commission suggested the trail be along the pond but Gaffron noted that the applicant is still working with the MCWD to determine the size of the pond. One concern for the trail location is a large drop in grade which would require a ramp to be bike friendly. This would involve adding a large amount of fill. Another option according to Gaffron would be to depress the trail. The suggestion to bring the trail around the pond and in the existing Navarre Lane right -of -way is a result of a concern about bringing bike traffic across two traffic access points in the northerly trail proposal, plus a concern about outletting at an uncontrolled location. The Park Commission did not come to a conclusion on who would be required to pay for the trail improvement. Their main concern was for access from the neighborhood. They questioned whether the property should be vacated and an easement established or if Navarre Lane should be maintained for the trail. It was noted that if the entire right-of- way was vacated, the chance for a trail would be lost. Gaffron reviewed the specific impacts on the applicant's site plan by a trail located between the two parking lots. The Phase 2 site plan would shift northward 10 -12'. The landscaping between the two parking lots would be more difficult to establish. Lighting placement between the two parking lots would also be more difficult. The creation of a sloping ramp down to Navarre Lane for bicycles would require some fill and may require a slope that would affect the use of the remaining portions of right -of -way that applicant hopes to use for stormwater ponding purposes. Gaffron reviewed the impacts on the general site plan if the vacation was approved or if no vacation occurred. If the vacation occurs, the applicant will gain ownership of the right - of -way and could connect the parking lot for the bank building to the restaurant parking lot providing for traffic movement between the two sites and additional parking spaces. If the vacation is not approved, the additional space would be lost for parking and a 10' yard requirement for side yard adjacent to a street must be maintained. Stormwater ponding capability also would be decreased if the vacation was not completed.