07/20/2015 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,July 20, 2015 6:30 o'clock p.m. Gaffron noted the Park Commission has not reviewed this application but it is anticipated that no public land will be required for a public park. The CMP does indicate that a future trail is proposed along Stubbs Bay Road. Whether this trail will ever be completed is unknown but a 10-foot easement along the west boundary for future trail purposes should be considered. In addition, as six new building sites are being proposed,payment of the standard Park Dedication fee for six new building lots would be appropriate. The current fee is $5,550 per lot or a total of$33,300. The Planning Commission should discuss the following issues: 1. The unusually high number of drain field sites located at the minimum required setbacks. 2. The impact of 40 feet and 50 feet wetland buffers is significant. If 75-foot buffers are required, the impact is extremely critical. 3. What is planned for the house on Lot 5? What will happen with the access outlot it currently uses and should that be part of this plat given that only the initial few feet are actually used by the neighbar at 300 Stubbs Bay Road? Can the applicant confirm where the existing septic system is in relation to the new lot line abutting Lot 4? 4. Should the existing width of Kintyre Lane,which will become substandard per code requirement, be expanded to meet code? What are the ramifications of such an extension? 5. The applicant should be made aware that City determinations of building height and number of stories rely on the use of existing grades. It might be of benefit to the developer to confer with Staff regarding the potential benefits of establishing new existing grades on certain lots by creating building pads during the site improvements grading process. 6. The Planning Commission should review the Conservation Design materials and determine whether there are any potential concerns. 7. Is the lot configuration at the north end justified, given that three cul-de-sac lots need significant lot width variances? The applicant should be advised to address the items detailed in the City Engineer's comments and address the issues noted in Staffls report. Gaffron noted the applicants have completed a Conservation Design Report and it has been included in the Commissioners' packets in its entirety. In general the report found that the development will retain the rural character consistent with the surrounding neighbarhood. The applicant has arranged the site to preserve three of the four noted significant tree stands. The fourth tree stand, comprised of introduced conifers near the south end of the site around the existing residence, will be impacted by road construction. Wetlands and drainage patterns will be maintained and the views into the site will not be significantly disrupted. The applicant has also submitted a vegetation management plan that spells out a variety of actions to be taken with regard to wetland buffer areas, buckthorn, and reed canary grass. The suggested Master Plan Page 5 of 25