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Zoning File #1619 <br />February 14, 1991 <br />Page 3 <br />6.Lot 4 is proposed to be served by a single driveway exiting <br />directly to Lyman Avenue. The applicants have not defined a <br />location where that driveway would be constructed, however, <br />sight distance will be a key factor. Lots 1 and 2 are <br />intended by the applicants to be served via a 30* wide <br />private driveway. Outlet B. Construction of that driveway <br />may have to extend outside the boundaries of the outlet <br />because for a distance of approximately 200', the outlet is <br />on slopes of 30-40%. To make a functional driveway in that <br />area, either extensive retaining walls would have to be <br />built, or one would expect that the width of the disturbed <br />area to create that driveway would be in the neighborhood of <br />50' in order to maintain appropriate side slope stability. <br />7.Referring to Exhibit H-1, approximately 3.15 acres of the <br />total 8.85 acres dry buildable, has slopes of 18% or <br />steeper. While the Orono Subdivision Code excludes slopes <br />of 18% or greater from the definition of dry buildable land, <br />in practice, the City has rarely excluded such steep slopes <br />from credit towards dry buildable. However, staff would <br />note that 48% of the dry land in Lot 1 is 18% slope or <br />steeper and 63% of the dry land in Lot 4 is 18% or steeper. <br />Discussion - <br />For the sake of clarity, the following issues with this <br />subdivision will be treated individually in greater depth: <br />A) <br />B) <br />C) <br />D) <br />Upgrade of Lyman Avenue; <br />Access to proposed lots; <br />Septic issues; <br />Lot standards. <br />A) Upgrade of Lyman Avenue <br />After discussing this subdivision with the City Engineer and <br />the Public Works Director, it is the City staff's strong <br />recommendation that this developer be required to upgrade Lyman <br />Avenue as required by Code. Due to the number of houses being <br />served not only within the proposed plat but existing further <br />east, the City's ultimate goal is that a 50' right-of-way be <br />dedicated generally along the existing public and private <br />portions of Lyman Avenue ending at a cul-de-sac further east <br />which has been partially dedicated in prior applications. Once <br />constructed, this road would likely be maintained by the City. <br />As an absolute minimum, the developer should be required to <br />dedicate right-of-way generally over the existing roadway, and <br />upgrade to City standards the portions of dedicated roadway <br />adjacent to and within his property boundaries.