08-20-2018 Planning Commission Packet

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FILE # LA18-000068 August 20, 2018 Page 2 of 5 As a sketch plan review, any comments or suggestions to the applicants are non-binding but will be extremely helpful as the project moves forward. Analysis Frontage. The property does not have direct frontage on a public or private right of way; the home on the point is accessed via a driveway through 1376 Baldur Park Road. It is assumed an easement exists, a copy of this easement has not been provided. It will need to be reviewed to ensure it does not prevent platting or the extension of utilities. Remedy: Provide copy of easement. Cul de sac length. Baldur Park Road is currently approximately 990 feet from its intersection with Birch Lane (the maximum length is 1000 feet). Baldur Park Road ends without a turn around or cul de sac. The lack of frontage onto Baldur Park road prevents a cul de sac within Baldur Park Road right of way, unless additional right of way is platted (and connection to Baldur Park Road established.) Recently, the city approved the Ivy Place Plat; the developer there provided on site turnarounds and agreed to sprinkler the buildings, in part to offset the challenges imposed by a long road ending in a dead end. The commission should consider this factor in its' review of the plat. Remedy: Verify connection to right of way, Provide cul de sac. Land locked parcels. Secondly, platting the lot creates a lot, and because the parcels further at the end of the point would be land locked, creates an "Easement Back Lot", which is prohibited by Section 82-256 (c). Platting the project consistent with the City Code would require the provision of a 30 foot wide access outlot, thereby establishing the home on the point as a back lot, and the subject parcel as a front lot. Remedy: Provide 30 foot wide outlot, adjust lot configuration accordingly. Lot area. Chapter 82 of the City Code, in defining lot area, excludes public and private rights-of-way, vehicular or pedestrian easements, surface areas below the ordinary high water mark of any surface water ,wetlands or areas at or below the floodplain elevation for a specific property), and have legal access to the building site without encroachment of a wetland or floodplain area. The 0.5 acre parcel described will need to be adjusted to accommodate access and or right of way/ outlots serving the lot at the point. The wetland/ floodplain location may restrict the ability to plat the property without a waiver. Remedy: Confirm location without encroaching into wetland or floodplain area, Adjust lot size if necessary. Conformity with the Orono 2030 Community Management Plan. Assuming modifications to the lot size to accommodate access requirements and exclusions identified above, and confirmation of the access question, the use and the density are consistent with the 2030 Comprehensive Plan. Site Grading. At this sketch plan stage no grading plans have been submitted. However, to accommodate a home in the flood plain, grading will likely be necessary. A conditional use permit will be required to permit that activity. Remedy: Develop grading plan, verify floodplain impacts.