07-16-2018 Planning Commission Packet

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FILE # LA18-000062 16 July 2018 Page 2 of 4 Lot Areas as Proposed: Note, Lot 4 is shown meeting the minimum acreage and setback requirements for the RR -113 district, however the ±110 foot width at the building setback requires flexibility to allow less than the minimum 200 feet. This does not seem problematic, however, the developer should increase the width of Lot 4 as much as feasible, and the existing driveway on Lot 3 would then need to be modified. General Site Characteristics This site is within the rural residential area south of the City golf course and north of Fox Street, historically made up of larger wooded estate properties. The property contains both natural and cultivated wooded areas as well as sloping grades and wetlands. There is an existing home and small garage located on the property, both which may remain following the subdivision; the setbacks are met. The existing driveway configuration for the most part will remain; modifications may be necessary due to the need to accommodate more width for Lot 4. The Conservation Design Report by Anderson Engineering (see Exhibit E) provides a more detailed overview of the natural site characteristics. The plan indicates the developer's intent to protect significant tree stands; removal of invasive and diseased trees will be done on an as - needed basis. The goal of the development design and grading plan is to minimize tree removal and clearing. They hope to preserve the existing vegetation along the Orono Orchard Road corridor. Planning Commission should review the Report and discuss the recommendations. As each of the lots exceed 1.99 acres in area there is no limit on overall structural coverage. City Engineer Comments The City Engineer is reviewing the preliminary plat plans. Additional engineering comments will be forthcoming. General comments on the road layout plan were provided to the applicant as follows: The proposed intersection layout with Orono Orchard Road should provide adequate site triangles and turning radii, and the roads should intersect at perpendicular angles. The road as proposed should be re -worked to better meet the requirements of City Code 82-281. Specifically this code states that "Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle or less than 75 degrees shall not be acceptable. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least 100 feet from the intersection. Not more than two streets shall intersect at any one point unless specifically approved by the city." If appropriate, a variance for a distance of less than 100' could possibly be supported from an engineering Wetland Dry Buildable Total Existing Properties (2 lots) 2.25± acres 13.89± acres 16.3± acres Lot 1 ± 350 square feet 2.2± acres 2.2± acres Lot 2 ± 570 square feet 2.5± acres 2.67± acres Lot 3 2.1± acres 2.1± acres 2.1± acres Lot 4 ±1,100 square feet 2.4± acres 2.4± acres Lot 5 1.93± acres 3.8± acres 5.8± acres Outlot - Road 1.13± acres Note, Lot 4 is shown meeting the minimum acreage and setback requirements for the RR -113 district, however the ±110 foot width at the building setback requires flexibility to allow less than the minimum 200 feet. This does not seem problematic, however, the developer should increase the width of Lot 4 as much as feasible, and the existing driveway on Lot 3 would then need to be modified. General Site Characteristics This site is within the rural residential area south of the City golf course and north of Fox Street, historically made up of larger wooded estate properties. The property contains both natural and cultivated wooded areas as well as sloping grades and wetlands. There is an existing home and small garage located on the property, both which may remain following the subdivision; the setbacks are met. The existing driveway configuration for the most part will remain; modifications may be necessary due to the need to accommodate more width for Lot 4. The Conservation Design Report by Anderson Engineering (see Exhibit E) provides a more detailed overview of the natural site characteristics. The plan indicates the developer's intent to protect significant tree stands; removal of invasive and diseased trees will be done on an as - needed basis. The goal of the development design and grading plan is to minimize tree removal and clearing. They hope to preserve the existing vegetation along the Orono Orchard Road corridor. Planning Commission should review the Report and discuss the recommendations. As each of the lots exceed 1.99 acres in area there is no limit on overall structural coverage. City Engineer Comments The City Engineer is reviewing the preliminary plat plans. Additional engineering comments will be forthcoming. General comments on the road layout plan were provided to the applicant as follows: The proposed intersection layout with Orono Orchard Road should provide adequate site triangles and turning radii, and the roads should intersect at perpendicular angles. The road as proposed should be re -worked to better meet the requirements of City Code 82-281. Specifically this code states that "Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle or less than 75 degrees shall not be acceptable. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least 100 feet from the intersection. Not more than two streets shall intersect at any one point unless specifically approved by the city." If appropriate, a variance for a distance of less than 100' could possibly be supported from an engineering