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• <br />0 <br />MINUTES OF THE ORONO PLANNING COMMISSION <br />MEETING HELD ON APRIL 21, 1997 <br />( #14 - #2209 Spring Hill Golf Club - Continued) <br />Gaffron reported Exhibits B and C detail the bluff impacts as noted under (III) <br />Environmental Impacts, (A) Bluff Impact Variances. There will be less tree removal <br />than previously planned, the cart path will be relocated, the visual impact will be <br />minimized by movement of the road more to the north and with screening. Gaffron read <br />the Staff recommendation with conditions 1 -3 as noted in the memo. <br />Schroeder noted that the bluff was man-made. Gaffron said the there was originally a <br />bluff located there, and it was enhanced by excavating the gravel pit. He informed <br />Schroeder that plantings will stabilize the bluff from an erosion standpoint. <br />Smith inquired about the construction of retaining walls. Tim Johnson said there will only <br />be retaining walls on the tees in the bluff area. Excavating boulders will be used for <br />retention to maintain the slope. Gaffron noted retaining walls will also be used with <br />relocation of the driveway. Johnson said the partial retaining wall will be on the entrance <br />road and made of a keystone type. <br />Commissioners polled 6/0 in favor of the Staff recommendation. <br />Regarding (1118) Wetland Impact Variances, Gaffron reviewed the applicants rationale <br />for the proposed impacts to wetlands #5 and #12 based on the minimum fairway widths <br />and lengths in providing playable golf. Johnson reiterated how the holes are played. <br />Schroeder stated while filling is occurring, mitigation will also occur as well as creation of <br />new wetlands, buffers, and an easement placed over portion of the Big Woods on hole #9 <br />for drainage protection. The 5:1 mitigation replacement ratio will occur on site. Gaffron <br />indicated a revised buffer width will meet the 26' separation requirement. Council and <br />MCWD approval is required. <br />McMillan asked if wetland credits would be stipulated if the trail was constructed. <br />Gaffron said it was possible. The trail has not been laid out. He noted the trail may not be <br />appropriate where wetlands are located. Morrison agreed to using part of the mitigation <br />for a trail. He noted fill would be required within the right -of -way for hole #7 on <br />Tamarack. Lindquist asked if the trail was placed along Spring Hill Road from Wood Rill <br />to Wolsfeld Woods, whether it would be mitigated. Marshal Braman said the sequencing <br />process would have to be followed showing the need for it. Safety reasons would have to <br />be cited. This would include a 450' strip along the road dependent on how it is <br />constructed. <br />Schroeder asked how much mitigation would be lost if trails were the goal. Braman said it <br />would depend on the design but at a 2:1 mitigation ratio, he estimated it to be 9000 s.f. <br />17 <br />