02-19-2002 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION Tuesday,February 19,2002 6:30 o'clock p.m. SCHEDULED PUBLIC HEARINGS,7:30 p.m. (#6) #02-2755 LONG LAKE FIRE STATION—CITY OF ORONO,340 WILLOW DRIVE NORTH, CLASS III SUBDIVISION,CUP,VARIANCE,8:06 p.m.—9:24 p.m. Gaffron stated this application deals with the new joint Long Lake Fire Station located at 340 Willow Drive North, which consists of 6.17 acres and lies within the RR-1B, single family rural residential zoning district. The area east of Willow Drive and south of the railroad right-of-way and north of Watertown Road is guided for single-family residential use at a density of 2-3 units per acre. Gaffron stated the same standards apply to the fire station that were used in constructing the city facilities.The general performance standards which apply to similar development in residential zones will apply, such as the standard 30' height limitations, 50' building setback from all lot lines, 10' parking setback, et cetera. Gaffron stated the joint building committee and City Councils have arrived at a mutually agreeable site plan, which involves a request for a conditional use permit for a possible 20' by 22' hose tower extending to a height of 34'-8" above grade where the maximum allowed height is 30'. Gaffron stated the tower would be used primarily for training purposes. Gaffron indicated it is also the City's intention to subdivide this property so the fire station can be located on a separate parcel from the back lot which will ultimately be developed for single family, senior housing or another residential use not yet determined. Future use of the residential parcel is likely to require some rezoning of the property. Gaffron stated the existence of delineated wetlands along the south boundary of the property has resulted in the road being placed further north than anticipated, which creates the need for a setback variance. The setback from the south side of the fir station building to the proposed right-of-way is 40' instead of the required 50'. Gaffron indicated some factors which have impacted site layout include the necessary north/south building orientation to allow for direct fire apparatus exit onto Willow Drive without requiring additional turning movements. Gaffron stated the Fire Depailment requires direct access onto the main road without making a second turning maneuver. In addition, it is also required that there be driveway aprons on the east and west sides of the building bays to allow for fire apparatus ingress/egress, necessitating that administrative and training spaces be located on the north or south end of the building. Third,the road/driveway access to the rear of the building must allow for the necessary wide turning radius of fire apparatus; and four, the close proximity to the existing/future Willow Drive bridge over the railroad and the new Highway 12 route limits safe road access points. Gaffron stated there are also site limitations imposed by width of the site, as well as by the location of existing linear wetlands on the site and the need to create a road corridor to provide access to the rear of the property for future residential use. Gaffron noted soil conditions also require extensive soil correction work and limit use of the southerly portion of the site for building purposes. Gaffron stated the wetlands have been delineated as Type 6 and 7, and the proposed project will require some filling of the wetland as well as mitigation. Gaffron indicated the impact on the wetlands has been minimized by expanding the road corridor and routing the road/driveway northward over a narrow point of the wetland. PAGE 14