06-15-2015 Planning Commission Packet

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MII�TUTES OF THE ORONO PLANNING COMNIISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. houses on. Tn general the site is surroundod by single-family reside�tial. There is a large wetland to the east. The applicant's residence accesses from Stubbs Bay Road under a shared driveway system. Staf�s memo outlines each of the individusl lots. Lot 1 consists of 2.25 dry acres and a portior�of a sma11 open pond at the eartreme northeast comer. The lot contains an area of 20 percent slopes with more gadual slopes further east. The lot width is 196 feet at ti�e 50-foot setback,just short of the 200-foot width requirement I.�t 2 contains 0.26 acres of wetland,the larger being along its north boundary, and a portion of s small open pond at the extreme sou�east 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.Qi1 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 moeting all roquired sotbacks. Lot 4 is proposad to have 2.00 acres dry buildable plus 1.3 acres of wotland 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,aztd 207 feet at the proposed line of the house sibe. It appears building setbecks can reasonably be met with a home on this property. Gaffron stated based on sketches an file and air photo review, it appears�e existing septic system drain �ield may be bisected by the proposed lot Line with Lvt 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 eacisting residences addressed as 350 Stubbs Bay Road and has its driveway access to Stubbs Bay Road. Whether this residence will abandon the eacisting driveway and access from the new private road is a poi�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 nortttwes�t. Dry buildable area is shown as 2.�8 acres with 3.8 additiona.l acres in wetland and pond. Lot 6 is shaped as a nearly equilateial triangle abutting the cul-de-sac at the southeast corner and abutting wotland along its northwest border. Witi�a dry buildable area of 2A0 acres and 0.66 acres of wetland,the shape of the sibe,the low topography,and the wetlands will potientially make it difficult to locata a house and septic systems. Lot 7 has exactIy 2.Otl acres of dry buiidable but a 0.56 acre finger of wetland extending through the lot from the northwest is Iikely to make it difficult to locatie g house and two septic sites. The west+erly two- thirds of the sibe is wooded while tt�e east one-third is open. Ga�'ron pointed out the parcel that is not intended to be developed at this time. Thc portion of the property not being subdivided to creabe building sites should be platted as an outlot unless the applicant intends to raake it a building site. �£platted as an outIot, it will not be buildable until or unless it is related as a lot. If pia�ted as a lo� it will be suhject to septic tesCing as well as tfie 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