10-15-2001 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING MONDAY,OCTOBER 15,2001 (#01-2724 MICHELLE AND DAVID TIMP,CONTINUED) before it reaches the property line. Oberg stated the natural grade of the land flows to the west,which will not be changed with construction of the wall. Gaffron stated the topography of the site shows the new grading directs the water runoff to the west rather than straight down the lot,which should improve the situation. Gaffron noted there are two areas where there will be some very minor grading within 75 feet of the lake to taper the land into the wall at the very east and west ends. Gaffron inquired whether those cuts could be avoided, noting they would technically require a variance. Oberg stated the face of the wall lies behind the 75-foot setback area, so the cut would be located behind the 75-foot setback as well. Gaffron requested the grades within the 0-75' setback area not be changed. Oberg stated they put the stairway straight down to avoid any grading within that area. Gaffron inquired if any steps have been taken to insure the global stability of the walls. Hawn requested global stability be defined. Oberg stated the walls are designed to support the amount of fill that is placed behind it. Oberg stated the global stability comes into play if the whole slope would fall away from the house and down the hill, similar to a mudslide. Oberg stated he was unaware of that recommendation until today, but would be agreeable to having an engineer look at that aspect of the wall. Oberg noted the land is virgin slope, with the chances of that slope being unstable relatively slim. Hawn inquired whether there were any further public comments relating to this application. There were no further public comments. Mabusth inquired whether the drainage behind the wall has been addressed. Oberg stated the wall has been designed with drain tile located behind it. Oberg stated the wall consists of three-foot boulders with one foot of aggregate behind it. Within the aggregate is four-inch drain tile with outlets every 40 feet out the face of the wall to handle the water runoff. Oberg stated the only water that would run west would be surface water that would run across the top of the wall. Mabusth inquired whether a two-tier type wall had been considered for this area. Oberg noted there is only 12 feet from the house to the 75-foot setback,which does not allow sufficient room for a two-tiered wall. Stoddard noted the City generally likes to see some type of plantings to help screen the walls, and inquired whether any type of creeping vine was considered. Oberg stated due to the design of the wall,with the one foot of aggregate behind it,there is no soil for the vines to grow. PAGE 19