02-16-2021 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION Tuesday, February 16, 2021 6:00 o'clock p.m. Barnhart does not think this site is big enough to support a higher density than that. To do an apartment building it would likely require use of the City outlot A, and whether it was intentional or not, the City Council did not want to include development of the City lot for that. He said it is still guided for that, but not guided for high density. McCutcheon does not know if the community garden has a high utility but if it does, he can see the City Council's reluctance to put high density there. Bill Stoddard, 440 3`d Street, Excelsior, approached the podium. He appreciates the Planning Commission's time in giving feedback on this application and noted it is a very unique site; he is a smaller developer than some of the other parties seen today and he has done things such as a 172 -unit apartment building, assisted living facilities, and in downtown Excelsior the 10 -brick row -houses, and the 18 twin villas. He has heard some historic comments and has lived in Orono for 20 years and is still in the same zip code in Excelsior, he was on the Planning Commission for 7 years in the 1990's. Barnhart told him he could remind the Planning Commission of the times in the past, but not keep them here until, 1:00 a.m. like they did with Spring Hill. He noted this is a very funky site and he has it under purchase agreement, he has talked to a number of builders, some said no way, it's right on the highway, guided for residential. He said Barnhart laid out some of the comments and feedback and Mr. Stoddard noted it is right on the highway and looks at boat storage. To make the site even have a chance of working, they first proposed having the access right off of Willow Drive, and that was massaged and changed with City Staff. That doubles the length of road they have to put in, and still may probably be a deal breaker for the Planning Commission. Another comment is having a cul-de-sac and two 90 -foot cul-de-sacs at each end of the property line, which are designed so fire trucks can turn around. He said this is right on the fire station property and they have worked with fire departments in the past to see where they can place fire hydrants; this project cannot support three 90 -foot cul-de-sacs. Mr. Stoddard was told when the fire station went in there, their storm water was designed for the size of their building. However, he would ask the City to allow them to engage that ownership to see if they can enlarge that storm water and pipe some of it to that site. That would leave some drier land for him to have some recreational land. He requested some green light/red light about talking to neighboring properties about increasing that. Bollis looks at this and prefers the access to be off of Willow Drive; he recognizes it is close to the overpass but he would be favorable of a variance for a side yard setback for that road so it could be closer to the fire station and farther from the overpass. That way they don't have to use the really nice vacant City lot for access of this private development. In fact, that vacant lot looks like it might be a good place for a municipal building instead of across the highway on Old Crystal Bay Road. He believes the access should be within its own site and they have less storm water to worry about. The cul-de-sac issue, the City has required cul-de-sacs for two private homes on 10 acres, so it is hard to say they would not require a full cul-de-sac for this. Regarding storm water, Bollis feels it should be on site, especially if the road can be on site. He feels like extending fire station road through kind of ruins this lot where the community garden is for any potential future use the City may need it for. Ressler asked Barnhart if they have any feedback from the City Council as far as what the eventual use of that City lot will be. Barnhart said it is the Community Garden and he thinks if they asked the City Council today, they would say the future use of that property is a Community Garden; he does not think there are plans or support to change that. Page 33 of 38