11/17/03 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, November 17, 2003 6:00 o'clock p.m. (#11) #03-2961 NINA WILDMAN, 745 SPRING HILL ROAD, PRELIMINARY PLAT, Continued 4. The portions of private driveway/road serving multiple homes is generally only 12- 14' in paved width, and at the point it enters the applicant's property is approximately 1000' from Spring Hill Road. 5. The private driveway proposed to serve a new residence on Lot 2 will extend an additional 1600' into the property; that house will be 2600' or about 1/2 mile from Spring Hill Road. Gaffron pointed out that Fire Marshal Bill Meyer was asked to comment regarding the access standards required for emergency vehicles. Meyer has indicated the access should be brought up to the Minnesota Uniform Fire Code standards, which include: 1) an unobstructed road width of 20', 2) surfaced to support the imposed loads of and provide all-weather driving capabilities for fire apparatus, 3) for any segment of private road or driveway serving more than two homes. The City Engineer has suggested that the potential use of the roads be considered in determining what road width standard to use, and notes that the minimum width for 3-6 dwelling units would be 24'. Based on Orono Code Section 82-282 regulating access to subdivisions, Gaffron explained that the City has the authority to require improvements to the private road as a condition of subdivision approval, should the City so choose. The applicant would have to determine whether such improvements would be allowed under the terms of the various easements providing access to the site. The City should require an underlying `Road, Drainage and Utility Easement' for the entire corridor; again, the question is whether the applicant has the ability to provide such an easement. Inability or refusal to meet the City requirement could be a basis for subdivision denial. With regard to a Staff Recommendation regarding road improvements, Gaffron stated that, despite the complexities imposed by the easement situation, based on the code requirements staff must recommend that a 50' corridor be platted from Spring Hill Road to the proposed cul-de-sac loop, and a 24'paved private road be constructed within that corridor. This may not be to the liking of the owners and users of the road, as it will change the character of the area. Further, actual construction of such a road potentially would require wetland encroachments in the cartway area. Gaffron recommended the Planning Commission discuss whether there is a basis to allow the proposed subdivision without requiring road upgrades or at least corridor dedications. As the subdivision will be trigger park dedication, the proposal will be submitted to the Park Commission for their review in early December, to determine whether land dedication is required or merely a park fee for each of the two new building sites (Park Fee PAGE 23 of 41