05-12-1997 Council Packet - Laserfiche WebLink

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#2209April 18,1997 (Revised 4-21.97)Page 11 3. Preservntionof Open Spnee Character Maintnimny Natural Rural Vistas, and Trve Removal and Replacement . Applicant has provided a depiction of existing areas where trees will be removed (Plan Sheets 6.7 A 8). as well as a conceptual plan showing the in a general way the areas of the site which are proposed to be vegetated (colored map). Additionally provided is a letter from Ostvig Tree noting that 600-800 existing trees on the sif<* can be relocated, which must be done during May-June to enhance survivability. Applicant proposes transplanting many trees into areas that ore now open, spccincally in the east half of the site. To date, no detailed plan specifically defining the areas proposed for tree planting has been submitted. • Use of the property as a golf course inherently will tend to preserve open space and rural V istas to a great extent, as compared to a residential housing development of the type common to Orono. However, preservation of views not only encompasses preservation of open spaces but should include keeping those views 'available*. One way to accomplish this is by limiting the occurrence of screening fences or berms which, while provft>q: a barrier for the benefit of the property owner, can result in passenby experiencing '.v>nel vision* similar to an urban freeway. This being said, applicants propose no such barriers; but approval should be conditioned on limits' eing placed on the future use of such barriers. STAFF RECOMMENDATION; 1. Approval should be conditioned on City acceptance of a final detailed tree replacement plan. 2. Grading plan must avoid the use of berms which block visla-typc views of the site from the idjncenl roadways. 3. i'erimeter fencing of the site, if proposed, shall be of a low opaqueness, such as a Sf..it-rail or similar fencing. C. Site Activity Impacts 1. Maintenance Activity Impacts . The poTc ri.il impacts on the immediate neighborhood of the maintenance building may include noise, vibration, odors, lights and activity involving vehicles and equipment at early and lute hours not generally associated with a residential neighborhood. There are only one or two nearby residences in 'close* proximity to the maintenance facility, the nearest being approximately 200 feel to the west. STAFF RECOMMENDATION: Approval should be subject to applicant complying with the City's ordinances with regard to noise, vibration, odors, lighting, etc. #220QApril 18.1997 (Revised 4-21-97) Page 12 2. Clubhouse Area Activity. The proposed golf course use is not inherently incompatible with the surrounding single family residential neighborhood. Based on Orono's Comprehensive Plan, the Cit)**- ^iral residential zoning districts are appropriate locations for golf courses and similar recreational uses. The activities proposed to be associated with the Clubhouse at the level of use proposed (golf shop, instruction, club/cart rental, lunch kitchen and dining room, and overnight guest rooms) will generally not make the golf course a 'bad i.. ighbor*. However, at a level of use that might bring crowds of onlookers (for instance, a large tou.namcnt or special event), the golf course could bring a significant degree of activity to th; area. Likewise, conversion of the golf course to a higher level of use than that proposed (' Jdition of members, conversion to public course, etc.) could result in unanticipated activity levels which should be subject to further City review and approval prior to their being allowed. STAFF RECOMMENDATION: Approval should be conditioned on the requirement of a new CUP for future changes in the level of activity at the site (the initial proposed level of use must first be defined in terms of number of members, types of activity allowed, etc.) or for conversion to a public course. 3. Impact of Seasonal Use. The seasonal nature of the golf course use Is not expected to have a negative impact on the neighborhood. STAFF RECOMMENDATION: Applicants should define what level of activity will occur in the winter (lunches? pro shop open? x-c skiing?) and if none, define any security measures intended. D. Golf Course Amenities The clubhouse will contain 4 guest rooms as well as kitchen/dinlng facilities in addition to the locker rooms and other typical operational facilities and ofTtces. Parking facilities for 60 COTS would be required by code, and approximately 125 stalls will be provided per the most recent parking plan revision. A rest station with toilets and a concession stands is proposed to be located north of the Co. Rd. 6 tunnel. Is this location potentially a problem due to its proximity to 6, for use os a wayside by motorists, or to stop and grab a soft drink? How will it be screened? STAFF RECOMMENDATION: Planning Commission should identify any issues they have with the above noted amenities.