03-18-2002 Planning Packet - Laserfiche WebLink

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MINlTi ES OF THE ORONO PLANNING COMMISSION Tuesday, February 19,2002 6:30 o'clock p.m. SCHEDULED PUBLIC HEARINGS, 7:30 p.m. («6) #02-2755 LONG LAKE FIRE STATION - CITY OF ORONO, 340 WILLOW DRIVE NORTH, CLASS HI SUBDIVISION. CUP, VARIANCE, 8:06 p.m. - 9:24 p.m. Gafiron stated this application deals with the new joint Long Lake Fire Station located at 340 Willow Dnve North, which consists ot‘6.17 acres and lies within the RR-13, single ' "ily rural residential zoning district. The area east of Willow Dnve and south of the railroad r -of-way and north of Watertown Road is guided for single-family residential use at a density of 2-3 units per acre. Gaffron stated the same standards apply to the fire station that were used in constructing the city facilities. The general performance standards which apply to similar development in residential zones will apply, such as the standard 30’ height limitations. 50’ building setback from all lot lines. 10’ parking setback, et cetera. Gaffron stated the jomt building committee and City Counctls have arrived at a mutually agreeable site plan, which involves a request for a conditional use permit for a possible 20’ by 22’ hose tower extending to a height of 34’-8” above grade where the maximum allowed height is 30’. Gaffron staled the tower would be used primarily for training purposes. Gaffron indicated it is also the City ’s intention to subdivide this propert>- so the fire station can be located on a separate parcel from the back lot which will ultimately be developed for single family, senior housing or another residential use not yet detennined. Future use of the residential parcel is likely to require some rezoning of the property. Gaffron stated the existence of delineated wetlands along the south boundary of the property has resulted in the road being placed further north than anticipated, which creates the need for a setback variance. The setback from the south side of the fir station building to the proposed right-of-way is 40’ instead of the required 50’. Gafiron indicated some factors which have impacted site layout include the necessary north/south building onentation to allow for direct fire apparatus exit onto Willow Drive without requiring additional turning movements. Gaffron stated the Fire Department requires direct access onto the main road without making a second turning maneuver. In addition, it is also required that there be driveway aprons on the cast and west sides of the building bays to allow for fire apparatus ingress-'egress. necessitating that administrative and training spaces be located on the north or south end of the building. Third, the road'dnvew ay access to the rear of the building must allow for the necessary w ide turning radius of fire apparatus; and four, the close proximity to the existing future Willow Drive bndge over the railroad and the new Highway 12 route limits safe road access points. Gaffron stated there arc also site limitations imposed by w idth of the site, as w ell as by the location of existing linear wetlands on the site and the need to create a road corridor to pro\ ide access to the rear of the property for future residential use. Gaffron noted soil conditions also require extensive soil correction work and limit use of the southerly portion of the site for building purposes. Gaffron stated the wetlands have been delineated as Type 6 and 7, and the proposed project will require some filling of the w etland as w ell as mitigation. Gaffron indicated the impact on the w etlands has been minimized by c.xpanding the road corridor and routing the road/dnvcw'ay northward o\cr a narrow point of the w etland. PAGE 14