05/18/2015 Planning Commission Minutes

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Twi � MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. houses on. In general the site is surrounded by single-family residentiaL There is a large wetland to the east. The applicant's residence accesses from Stubbs Bay Road under a shared driveway system. Staff's memo outlines each of the individual lots. Lot 1 consists of 2.25 dry acres and a portion of a small open pond at the extreme northeast corner. The lot contains an area of 20 percent slopes with more gradual slopes further east. The lot width is 196 feet at the 50-foot setback,just short of the 200-foot width requirement. Lot 2 contains 0.26 acres of wetland, the larger being along its north boundary, and a portion of a small open pond at the extreme southeast corner. The lot has a dry buildable area of 2.02 acres. The required 35-foot wetland setback to structures will likely force the building to be in the south half of the lot. Lot 3 as proposed has 2.00 acres of dry buildable plus a 0.16 acre portion of wetland at the very east end. Slopes appear to be in the 5-10 percent range. This lot meets the 200-foot width requirement and there should be no problem meeting all required setbacks. Lot 4 is proposed to have 2.00 acres dry buildable plus 13 acres of wetland in the northeast portion. The lot abuts the proposed cul-de-sac with a width of about 60 feet at the front lot line, 150 feet at the 50-foot setback, and 207 feet at the proposed line of the house site. It appears building setbacks can reasonably be met with a home on this property. Gaffron stated based on sketches on file and air photo review, it appears the existing septic system drain field may be bisected by the proposed lot line with Lot 4. It would appear, without the benefit of additional data, that issues with primary and alternate septic sites could be a problem for this lot. Lot 5 contains the existing residences addressed as 350 Stubbs Bay Road and has its driveway access to Stubbs Bay Road. Whether this residence will abandon the existing driveway and access from the new private road is a point for discussion; although,there may not be a strong argument either way. Lot 5 also contains a wetland to the north and east plus a small pond to the northwest. Dry buildable area is shown as 2.68 acres with 3.8 additional acres in wetland and pond. Lot 6 is shaped as a nearly equilateral triangle abutting the cul-de-sac at the southeast corner and abutting wetland along its northwest border. With a dry buildable area of 2.00 acres and 0.66 acres of wetland, the shape of the site,the low topography, and the wetlands will potentially make it difficult to locate a house and septic systems. Lot 7 has exactly 2.00 acres of dry buildable but a 0.56 acre finger of wetland extending through the lot from the northwest is likely to make it difficult to locate a house and two septic sites. The westerly two- thirds of the site is wooded while the east one-third is open. Gaffron pointed out the parcel that is not intended to be developed at this time. The portion of the property not being subdivided to create building sites should be platted as an outlot unless the applicant intends to make it a building site. If platted as an outlot, it will not be buildable until or unless it is related as a lot. If platted as a lot, it will be subject to septic testing as well as the stormwater and drainage trunk fee and park dedication fee. While the property abuts Stubbs Bay Road North,the proposed building sites are more than 300 feet from that road and proposed to be accessed via an extension of Kintyre Lane. The City's standard for Page 29 of 37