01-21-1997 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 21, 1997 • ( 98 - 92203 Ted Wolf - Continued) Mabusth reported that the applicant proposes a three lot subdivision of the 8.3 acre property located in the RR -IB Zoning District. The property is subject to the Shoreland Regulations as it is located within 1000 feet of Dickey Lake, an natural environmental lake. Structures and septic drainfields are not allowed within 150' of OHWL at 985.5'. The existing residence within the property currently has access off of Willow Drive. Outlot B of the Shadowoods plat to the immediate north was created to provide a future loop road to Willow Drive. The applicant proposes a single driveway is proposed to be installed within the Shadowoods outlot to eliminate impact on vegetation. The subdivision, Shadowood Farms, is served by a cul -de -sac road 1300 ft in length. This driveway would increase that access from the 1300 ft. to 1600 ft. The code would allow a 1000' length. It was the City's plan to plat and install a future loop road. Mabusth reported that the dry buildable has not yet been determined and will be a factor in whether there is a two or three lot division. Mark Gronberg indicated a wetland delineation occurred about six weeks ago using aerial and field checks. Mabusth noted that the wetland consists of 2 types, PA and glencoe, adding that the soils of the glencoe need to be determined. Gronberg will get the results of the testing to Mabusth. McMillan noted for the Planning Commission that winter testing is not guaranteed and will require further confirmation. • If a 3 -lot subdivision were to occur, Staff must ask for a future corridor connectin g Cox Farm Road with private road in subdivision. If a 2 -lot subdivision is proposed, the City may not ask for a platted extension at this time. Mabusth noted that a letter signed by the Sanford's, 945 Cox Farm Road, along with 10 other property owners of Shadowood, asked for elimination of Outlot B extension road. Lindquist read the letter into the record voicing concern over access from Outlot B. The residents feel two lots are not an extensive development and the City's right to outlot B does not exist citing safety and environmental impact with the number of maple trees existing in Outlot B. The residents voiced concern over impact to the wetlands and Dickey Lake and prefer an access from the subject property. Gronberg noted the possibility of a loop road. He did not feel they would have to use the driveway and do not wish to connect all the way through for the two lots. He asked for consideration of the 30' outlot for two lots from Willow Drive with Lot 1 using the existing access. Lindquist asked if two curb cuts were possible. Gronberg said there were no sight line problems. Mabusth said this would require input from Greg Gappa, the Director of Public Services. It was noted that the Ringerswood plat does not have a connecting corridor to • north lot line or subject property. 21