06-08-2015 Council Minutes - Laserfiche WebLink

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MINUTES OF THE ORONO CITY COUNCIL MEETING Monday, June 8, 2015 7:00 o'clock p.m. 7. #15-3734 CHRISTOPHER BOLLIS, 2001350 STUBBS BAY ROAD NORTH, SKETCH PLAN REVIEW (continued) The Planning Commission also heard from the owners of 300 Stubbs Bay Road, who indicated that proposed Lot 6 is relatively flat and their existing views would be impacted. The Planning Commission suggested some screening be considered. Further, the Planning Commission discussed whether extension of the private road out to Stubbs Bay Road in the driveway corridor currently serving 300-350 Stubbs Bay Road would be difficult due to low topography and annual flooding. Gaffron pointed out the parcel that is not intended to be developed at this time. Gaffron stated the portion of the property not being subdivided to create building sites should be platted as an outlot unless the applicant intends to make it a building site. If platted as an outlot, it will not be buildable until or unless it is related as a lot. If platted as a lot, it will be subject to septic testing as well as the stormwater and drainage trunk fee and park dedication fee. Gaffron stated the applicants have indicated they do not have intent to develop it at the present time. While the property abuts Stubbs Bay Road North, the proposed building sites are more than 300 feet from that road and proposed to be accessed via an extension of Kintyre Lane. The City's standard for maximum length of a cul-de-sac road is 1,000 feet. Kintyre Lane, as it currently exists, is 900 feet in length and the proposed extension of 650 feet would bring it to 1,550 feet. While there are a number of private roads in the City extending well beyond 1,000 feet, it has been City policy to establish corridors for possible future development of through roads where the ability exists. The City Council should discuss whether a corridor should be dedicated from the proposed road extending west to Stubbs Bay Road. The applicants would prefer not to create that corridor. Gaffron indicated there is some flexibility on what can be done with that area. At the present time the applicant, Staff, and the City Attorney are working with the developer of Kintyre to establish easement agreements and covenants to allow for the extension of Kintyre Lane to serve this proposed development. The Comprehensive Plan shows a future trail being proposed along Stubbs Bay Road connecting from a conceptual trail along the south side of the Burlington Northern Railroad corridor down to the shore of Stubbs Bay. Gaffron stated whether this trail will ever be completed is unknown at this time, but a 10 - foot easement along the west boundary for future trail purposes should be explored. Creation of a new private road is likely to require stormwater ponding and/or other stormwater management measures. Given the general slope to the northeast, it is likely that ponding would occur in the area of one of the four proposed northerly lots. Ponding areas will require the establishment of easements and the ponding areas will not be credited as building area. The anticipated stormwater and drainage trunk fee is approximately $46,800. The wetland delineation report does require MCWD review and approval to confium the indicated boundaries. The MCWD would be involved in establishment of any wetland mitigation requirements if needed and would also be establishing appropriate wetland buffers for the development. The City will require a conservation and flowage easement over each of the wetlands as well as impose standard wetland setback requirements. The development will also be subject to the City's Conservation Design Ordinance. Page 4 of 19