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. , <br /> MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,May 18,2015 <br /> 6:30 o'clock p.m. <br /> d. The property contains steep slopes or a substantial number of significant trees that could <br /> not be preserved through the clustering of buildings or other design techniques not <br /> generally allowed by the existing zoning district. <br /> 3. Layout Option A results in only 1.42 acres of contiguous dry buildable land. While Layout <br /> Option B results in 1.9 acres contiguous dry buildable, it is a very contrived layout. <br /> In Staffls opinion, the property does not appear to meet the minimum standards for subdivision. It would <br /> be inconsistent with past City practice to allow credit towards the 2-acre contiguous dry buildable <br /> requirement for two areas of land separated by a 50-foot wetland corridor. <br /> Gaffron noted this is a sketch plan review and does not require a public hearing. The Planning <br /> Commission should provide the developer with an overview of the pertinent City ordinances and how <br /> they affect the proposed plat. <br /> Thiesse asked if the slopes preclude a septic site. <br /> Gaffron stated no septic testing has been conducted at this point. Gaffron indicated the slopes are <br /> somewhat steep and that there are areas that meet the setbacks but that there is a question mark as to <br /> whether the septic field could be located on a slope. <br /> Schoenzeit asked how well the surrounding properties meet the requirements of the RR-1 B District. <br /> Gaffron pointed out the two-acre lots and the one-acre lots in the area. Gaffron noted there is also a city <br /> park close by as well as a 10-acre parcel that has not been developed at this point. Gaffron pointed out <br /> the MUSA line and noted that this property is outside the MUSA and is not eligible for city sewer. <br /> Lemke asked if the wetland delineation was performed today whether that would change the wetland <br /> boundary. <br /> Gaffron stated to his knowledge the delineation shown on the overhead is fairly recent and that the main <br /> difference in the delineations goes back 30 years or so to the point where it was before the current <br /> methods for defining a wetland were in place. Gaffron stated the recent delineation suggests there will be <br /> some additional areas that may need to be within a conservation easement. <br /> Renee Wixon,4505 West Branch Road, stated they were hoping to get some direction from the Planning <br /> Commission on whether this site is developable. Wixon indicated they would like to construct a <br /> retirement home on the property and that they would like preserve the views as much as possible. <br /> Wixon stated Mr. Gronberg put together the plan and felt that it was probably doable to do two septic <br /> systems but no formal testing has been done. Wixon stated if the Planning Commission's decision hinges <br /> on the availability of septic,they would like the application to be tabled so septic testing can be done. <br /> Schoenzeit asked if the City has ever made the existing or old lot smaller and the new lot compliant. <br /> Gaffron stated the City has not done that and that the Code does not allow the creation of substandard <br /> lots. <br /> Schoenzeit asked what the total dry buildable is for the site. <br /> Page 27 of 37 <br />