08-17-2015 Planning Commission Packet

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MINUTES OF THE � ORONO PLANNING COMMISSION MEETING Monday,July 20,2015 6:30 o'clock p.m. The survey depicts seven lots, each meeting the minimum area requirements. Lots 1, 2, 3, and 7 meet the 200-foot width requirement as measured at the 50-foot front setback line. Lots 4, 5, and 6 are cul-de-sac lots that widen out to 200 feet fizrther from the front lot,with proposed house locations established to meet the required 30-foot side setbacks. These cul-de-sac lots technically require a lot width variance. The proposed single-family development is consistent with existing development in the surrounding neighborhood. Similar single-family lots with 2-plus acre lot sizes exist to the north,while the lots within Kintyre Two to the immediate south range from 1.4 to 3-plus acres. The portion of the property contained within the delineated boundary of the northeasterly wetland is within the Shoreland Overlay District but not within the defined Water Quality Overlay District and is therefore not subject to hardcover regulations. Each lot appears to have a suitable building site meeting the minimum front, side, side street, and rear setbacks of the RR-1 B District. The developer is advised that unless site grading to create individual house building pads as part of the subdivision improvements is proposed,the existing grades for measuring building heights and number of stories will be the grades that exist today. Raised pads that are created must be acknowledged in the development approval stage as creating"new existing grades." Gaffron stated Staff's report provides the lot layout and lot standards for each proposed lot. The City Engineer has provided a number of general and detailed comments which the developer will be required to address as the preliminary plat and final plat move forward. The original drawings depict a 50-foot buffer that is expected to be required by the Watershed District. Because the wetlands to the northeast and northwest are preserve classification wetland, they will require a 75-foot buffer, which will reduce the area of certain lots. Gaffron pointed out the 75-foot buffers versus the 50-foot buffers. The applicant is proposing septic sites that are located completely within the buffer and every one meets the 50-foot setback but not the 75-foot setback. Gaffron indicated he has a call in to the Watershed District to ensure they do not have an issue with septic sites located into their buffer area. Gaffron noted Lot 7 has exactly 2.12 acres of dry buildable and 0.44 acre of wetland. The alternate septic site appears to encroach within 40 feet of the wetland where a 75-foot setback is required,plus a 10-foot additional setback required by the City. A 24-foot road is proposed to match Kintyre Lane. At the time of the Kintyre development,the City granted a variance to allow Kintyre to be 24 feet width rather than the standard 28 feet. The Planning Commission should discuss whether the proposed road should be built to a different standard than Kintyre. Gaffron stated an argument can be made both ways but that a narrower road would allow the developer to preserve the trees located by the existing house. Gaffron stated the City Engineer will need to look at the narrower road width to see whether he has any concerns. The road extending all the way from Watertown Road is approximately 150 feet. The City's Code standard for a private road with a cul-de-sac is no more than ten lots and no more than 1,000 feet in length. Gaffron noted the City does have a number of private roads that extend well beyond 1,000 feet and that it has been City policy to establish corridors for possible future development of through roads where that ability exists. Gaffron indicated the Fire Marshal will need to take a look at the proposed road width and layout. Page 4 of 25